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HomeMy WebLinkAbout2017-3-15 Land Use Policy Guide FINAL COMPLETE 06.07.20182018 HAmAKUA CDP: LAND USE POLICY GUIDE III Implementation Tools: Land Use Policy Guide County of Hawai'i Updated 6/7/2018 1.1 Purpose and Organization of this Land Use Planners Guide The Hamakua Community Development plan (CDP) Land Use Policy Guide is a quick -reference guide for land use planners. It is one of several CDP support documents designed to make the Hamakua CDP accessible to the diversity of its future users. The CDP policies included in this Guide are identical to the land use polices in the CDP, but they are re -organized for easy reference by land use planners. This Guide is organized into four substantive sections: ■ "Section 2: Applicability of CDP Land Use Policies" explains where and how the land use policies are to be applied. ■ "Section 3: Preferred Settlement Patterns" introduces the official CDP Land Use Guide Map ■ "Section 4: Land Use & Permitting" includes all of the CDP policies designed to achieve the community's preferred future growth pattern. The policies are clustered by community priorities: rural and agricultural land, coastal areas, forests/conservation areas, scenic resources, public access, and road/connectivity standards. The types of actions involve guidance for performing permit reviews, change of zone applications, special and use permits, planned unit development, Special Management Area reviews, subdivision, parcel consolidation and resubdivision, variance, plan approval, and grubbing and grading. ■ "Section 5: Code Amendments and Rule Changes" includes other CDP strategies that relate to various types of County initiated changes to either County Code, or various other departmental rules. ■ "Section 6: Other Supporting Actions" includes various other guidance in how to implement CDP objectives. This section involves policies and actions that would guide and direct Planning Department collaboration, technical or collaborative support, or capacity building to achieve the community's objectives. ■ "Section 7: Land Use Guide Maps" includes the close-up town -focused version of the land use guide map referred to in Section 3, Policies 1 and 12. This section provides guidance in recommending General Plan LUPAG map amendments and general guidance about community priorities for future land use decisions around the Planning Area's towns and villages. 1.2 What Is a CDP ana wnat can It do -.e A Community Development Plan (CDP) is an official plan authorized by the County of Hawai'i General Plan that translates the broad goals and objectives of the General Plan to the unique needs and conditions of a region. The Hamakua CDP is adopted by County ordinance and is a long-range plan with a 20 -year time horizon. CDPs are the forum for community input into establishing County policy at the regional level and coordinating the delivery of County services to the community. CDPs generally do four things: 1. Establish County Policy, particularly for land use and development. CDPs can direct settlement where the community wants it and protect cultural resources, public access, and valuable areas like the coast, agricultural land, and forests. County land use policies are implemented primarily through the County's actions on permit applications. Hamakua CDP Land Use Planner's Guide 2. Direct County actions related to land and open space protection, water, roads, transit, emergency services, and parks. These CDP strategies are implemented through County legislative and administrative processes like budgeting, capital improvements, and code amendments. 3. Guide the policy and actions of State and federal agencies, whose work impacts resource protections, public access and trails, settlement patterns, and education. It is assumed that the CDP Action committee, County agencies, and County, State, and federal elected officials will collaborate to encourage agencies and other organizations to advance these CDP strategies. 4. Focus and guide community action in pursuit of community goals. These CDP strategies will be led by the community with support from a broad range of organizations and agencies. For more information about the purpose and scope of the Hamakua CDP, see Section 2 of the CDP. 1.3 Where did tree HamaKua cuN come trom? The Hamakua CDP was developed in three stages, which are described in Appendix V2 of the CDP. Each stage was driven by extensive community input and concluded with a clear decision by the CDP Steering Committee, the volunteer advisory committee charged with recommending a CDP to the County. During the first stage, community members identified core community values and a vision of what they'd like to see in Hamakua in 2030, as summarized in Sections 1.7.1 and 1.7.2 of the CDP. At the end of that stage, the Steering Committee affirmed a Values and Visions Statement that has since served as a compass point guiding the planning process. Next, a detailed profile of the community (Appendix V3) was developed based on community knowledge and expertise as well as existing data, reports, and studies. Section 1.6 of the CDP summarized the community assets and challenges identified in the profile. That stage concluded when the Steering Committee integrated the Values and Vision Statement with the Community Profile, from which the Community Objectives were developed (listed in Section 1.8.1 of the CDP). In the third stage, extensive research was conducted to identify the range of strategies that could be used to achieve those objectives. From those strategies, a combination of policies and actions was identified that, when implemented together, will realize the community's vision for the future. Those strategies were compiled into the preliminary "working draft" of the CDP. The Hamakua CDP Steering Committee reviewed that draft, discussed it, and made recommendations for revisions. Next, the broader community and stakeholders had the same opportunity, and the Steering Committee used that input to make further revisions before it was satisfied that the CDP truly reflects community preferences. 1.5 How were CDP Strategies Identified? The Community Objectives are the foundation of the CDP. All of the CDP strategies are designed to implement one or more of the objectives. Appendix V2 explains the process followed to identify strategies to achieve Community Objectives. To make that process as transparent as possible, Appendix V5 includes summaries of the rationale behind each of the CDP policies and Kokua Actions. To keep the CDP as concise as possible, only limited information from the appendix is repeated and references direct the interested reader to relevant sections of the analysis. Hamakua CDP Land Use Planner's Guide 2.1 Hamakua CDP Planning Area The Hamakua CDP planning area encompasses the judicial districts of Hamakua and North Hilo, and a portion of the South Hilo district commonly referred to as Rural south Hilo. The Planning Area totals approximately 1,011 square miles, and includes the communities of Waipi'o Valley, Kukuihaele, Honoka'a, Ahualoa, Kalopa, Pa'auilo,'O'okala, Laupahoehoe, Papa'aloa, Ninole, Umauma, Wailea, Hakalau, HonomG, Pepe'ekeo, Papa'ikou, Pauka'a, Wainaku, Kaiwiki and other small communities in between. 2.2 Relationship of CDPs to the General Plan County of Hawai'i Community Development Plans (CDPs) implement but do not supersede the General Plan. In the case of conflicts between a CDP and the General Plan, the General Plan prevails. In order to bring the Hamakua CDP and the General Plan into alignment, the CDP recommends specific amendments to the General Plan (see Policy 1, related Figures 2-13 and Policy 12). 2.3 Types of CDP Strategie. The Hamakua CDP employs four types of strategies to achieve Community Objectives: two types of County policy, outside agency/organization initiatives, and community -led initiatives. The County policies articulated in the CDP are established with the adoption of the Hamakua CDP. The two types of County policies in the CDP are "Land Use Policies" and "County Actions." "County Actions" are the official County policies to guide future County priorities and initiatives, including operating and capital budgets. These policies are not mandated, legally -binding, or self -implementing; rather, they often require additional legislative and administrative directives before being implemented (e.g., land acquisition, capital improvement appropriations, code changes, incentive measures). 2.4 CDP Land Use Policies This guide focuses on Land Use Policies. "Land Use Policies" are the official land use policy guidance for the Hamakua CDP planning area and shall be implemented through all County of Hawai'i actions. In addition, the Land Use Policies shall inform County recommendations to other agencies, including the State Land Use Commission regarding district boundary amendments, special permits, and other applications in Hamakua. The Land Use Policies within the Hamakua CDP limit the range of decisions that can be made in the future; for instance, land use policies that specifically designate future settlement or transportation patterns. These binding, sometimes restrictive policy controls may include use of the term "shall," which, from a legal standpoint, means the policy is imperative or mandatory. In many cases, existing State and County policies support the implementation of Hamakua Community Objectives. In those cases, in the CDP and in this Guide, the existing policies are reiterated or tailored to the specific context in Hamakua, and references for the existing policies are included. If the referenced existing policies are changed following adoption of the CDP, the CDP policies shall stand unless otherwise amended or unless superseded by prevailing policy in the General Plan or State or federal law. Hamakua CDP Land Use Planner's Guide 4 3 1 Dreferrec 1Pttlement Patterns The preferred settlement patterns in the Hamakua CDP planning area are based on an analysis of Hamakua's historic settlement patterns, capacity relative to population projections, related General Plan policies, and alternative future growth patterns. The preferred pattern is to: • Reduce rural sprawl and infrastructure costs, it focuses future residential development in existing villages and towns and seeks to preserve large productive agricultural lands for agriculture by accommodating rural -residential development close to urban centers, • Direct new residential development away from coastal areas and encourages the clustering of developments to leave natural buffer areas, • Plan urban areas with appropriately -scaled densities that complement the rural character of the area. This preferred pattern is closely aligned with the settlement pattern in section 14.1 of the General Plan: The future improvement and development objectives are directed toward making urban and rural centers more efficient, livable, and safe. Growth should be encouraged in terms of renewing older areas or extending existing areas. The creation of new urban and rural centers should be initiated only when it is in the public interest and must be accompanied by commitments from both government and the private sector for the development of basic community and public facilities and services. Infrastructure costs less when new residential areas are located near existing highways, water and sewer lines, and employment cen ters. 3.2 Supporting Community Objectives Of the Community Objectives adopted by the Steering Committee (see Section 1.8.1 of the CDP), the following three are most related to the preferred settlement pattern: ■ Objective 2: Protect and restore viable agricultural lands and resources. Protect and enhance viewscapes and open spaces that exemplify Hamakua's rural character. ■ Objective 4: Protect and nurture Hamakua's social and cultural diversity and heritage assets, including sacred places, historic sites and buildings, and distinctive plantation towns. ■ Objective 5: Direct future settlement patterns that are sustainable and connected. Honor Hamakua's historic and cultural assets by concentrating new development in existing, walkable, mixed-use town centers while limiting rural sprawl. 3.3 Hamakua CDP Land Use Guide Map These objectives and the community's preferred settlement pattern are realized through many of the land use policies in the Hamakua CDP. They are represented in a comprehensive way in the official Land Use Guide Map for the Hamakua CDP planning area, which is adopted with Policy 1. These maps are located in Section7. Policy 1: With the adoption of the Hdmdkua CDP, Figures 2-13 are adopted as the Land Use Guide Map for the Hdmdkua CDP Planning Area. Future land use decisions in the Hdmdkua CDP planning area shall be consistent with the Hamakua CDP Land Use Planner's Guide Land Use Guide Map, unless the CDP and the General Plan are in direct conflict, in which case the General Plan shall be controlling. As with the General Plan Land Use Pattern Allocation Guide (LUPAG) map, the CDP Land Use Guide Map designates preferred future development patterns by indicating the general location of various land uses in relation to each other. To maintain consistency, the land use category definitions used in the CDP Land Use Guide Map are identical to those used in the 2005 General Plan LUPAG map. The CDP Land Use Guide Map also sets Urban Growth Boundaries for every town/ village in the Planning Area where the Low Density Urban designation ends. See also Policy 6 and Policy 12. Amend the General Plan to reflect the following changes: The Land Use Pattern Allocation Guide should be amended to be consistent with the Hamakua CDP Land Use Guide Map. If the definitions of land use designations in the General Plan are revised, the following factors should guide land use designations in the Hamakua Planning Area: Factor 1: Minimize new coastal development Factor 2: Minimize encroachment onto agricultural lands Factor 3: Align with State Land Use District Boundary Factor 4: Align with County zoning Factor 5: Accommodate projected population growth Factor 6: Align with infrastructure — Potable Water Factor 7: Align with infrastructure — Roadway Network Factor 8: Align with infrastructure — Wastewater Factor 9: Ensure that commercial designations are appropriate — (MDU) Factor 10: Ensure that industrial designations are appropriate and consistent More details on these factors can be found in the CDP Policy Rationale section of the CDP. While these factors cannot be applied absolutely in every land use situation, they should be considered as important criteria when amending the General Plan. ■ Amend General Plan Table 14-5 to reflect the following LUPAG map amendments: Papa'ikou, Papa'aloa, and Pa'auilo should no longer be identified as LUPAG Industrial areas. See also Policy 6 regarding industrial designations. The land use guide maps are located in Section 7 of this document. The LUPAG category definitions include: Conservation Area: Forest and water reserves, natural and scientific preserves, areas in active management for conservation purposes, areas to be kept in a largely natural state, with minimal facilities consistent with open space uses, such as picnic pavilions and comfort stations, and lands within the State Land Use Conservation District. Hamakua CDP Land Use Planner's Guide Important Agricultural Land: Important agricultural lands are those with better potential for sustained high agricultural yields because of soil type, climate, topography, or other factors. Important agricultural lands were determined by including the following lands: Lands identified as "Intensive Agriculture" on the 1989 General Plan Land Use Pattern Allocation Guide maps. Lands identified in the Agricultural Lands of Importance to the State of Hawai'i (ALISH) classification system as "Prime" or "Unique". Lands classified by the Land Study Bureau's Soil Survey Report as Class B "Good" soils. (There are no Class A lands on the island of Hawai'i) In North and South Kona, the "coffee belt", a continuous band defined by elevation, according to input from area farmers. State agricultural parks. Because of the scale of the Land Use Pattern Allocation Guide maps used to designate important Agricultural Land, the location of these lands should be verified by more detailed mapping when considering specific land use decisions. Extensive Agriculture: Lands not classified as Important Agricultural Land. Includes lands that are not capable of producing sustained, high agricultural yields without the intensive application of modern farming methods and technologies due to certain physical constraints such as soil composition, slope, machine tillability and climate. Other less intensive agricultural uses such as grazing and pasture may be included in the Extensive Agriculture category. Some areas that meet the criteria for important agricultural lands on an irrigated basis only were included in the "Extensive Agriculture" category due to their remoteness from potential sources of irrigation. Rural: This category includes existing subdivisions in the State Land Use Agricultural and Rural districts that have a significant residential component. Typical lot sizes vary from 9,000 -square feet to two acres. These subdivisions may contain small farms, wooded areas, and open fields as well as residences. Allowable uses within these areas, with appropriate zoning, may include commercial facilities that serve the residential and agricultural uses in the area, and community and public facilities. The Rural designation does not necessarily mean that these areas should be further subdivided to smaller lots. Most lack the infrastructure necessary to allow further subdivision. Low Density Urban: 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. Medium Density Urban: Village and neighborhood commercial and single family and multiple family residential and related functions (multiple family residential — up to 35 units per acre). Industrial Area: These areas include uses such as manufacturing and processing, wholesaling, large storage and transportation facilities, light industrial and industrial -commercial uses. Resort Area: These areas include a mix of uses such as hotels, condominium hotels (condominiums developed and/or operated as hotels), and support services. Intermediate Resort, Minor Resort, and Retreat Resort Areas are identified as Resort Areas on the LUPAG Map. Hamakua CDP Land Use Planner's Guide The following Land Use Policies speak to the preservation of the preferred land use and settlement patterns in Hamakua, including the relative location of residential, commercial, industrial, rural, and agricultural areas. 4.1 Preferi ed Settlement Natterns lPolicy 3 Focus higher density residential (greater than 6 units/acre) and commercial areas in communities that can sustain a higher intensity of uses and where these residential and commercial uses are consistent with the existing town character. This is reflected in the location of "Medium Density Urban" (MDU) areas on the CDP Land Use Guide Map. Smaller villages and towns are encouraged to develop neighborhood -scale commercial uses allowed within the Low Density Urban category. Policy 7: In the CDP Land Use Guide Map for the Hamakua Planning Area, in the "Low Density Urban" (LDU) and Medium Density Urban (MDU) categories, variances or PUDs that maintain consistent village/town character should be encouraged in those cases where provisions of the zoning and subdivision code are inconsistent with the character of surrounding neighborhoods. See also Policy 10. The Director of Planning shall offer a favorable recommendation to the Planning Commissions, subject to appropriate conditions, only for those proposed zoning code amendments that would further the intent and ensure consistency with the objectives and policies of the Hamakua CDP. (HCC25-2-42 (c) (1) and 25-2-44) eolicy 10: Variances from the zoning or subdivision code (including PUDs) shall be carefully considered relative to the Hamakua CDP objectives and policies, and when approved, shall be conditioned to ensure consistency with the CDP. (HCC 23-6, 23-15(c), 23-18, 25-2-51(c), 25-2-54(b), and 25-6-6(b) and Planning Commission Rule 16- 4(b)(6)). See also Policy 8. Policy 11: When considering variances to the requirements of the zoning and subdivision chapters of the County Code for consolidation and resubdivision actions in the Hamakua CDP planning area, the Planning Director shall carefully consider how to best further the public welfare relative to the objectives and policies of the Hamakua CDP. Specifically, the Director 1) should confer with all appropriate agencies, 2) shall, if the new subdivision will include lots smaller than otherwise permitted in the subject zone, endeavor to locate those smaller lots in LDU, MDU, or Industrial areas and near existing towns/villages and thoroughfares, and 3) shall require necessary improvements. (HCC 23-6, 23-7, and 25-2-11). Hamakua CDP Land Use Planner's Guide 8 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 The majority of the current Industrial areas in the Planning Area, and especially in North Hilo, are no longer seen as suitable for heavy industry, generally due to their near -coastal (environmentally sensitive) locations (see also Policy 12 and Policy 2). This policy demonstrates flexibility in allowing Industrial uses in appropriate areas until the General Plan appropriately identifies locations for Industrial uses. Policy 21: To preserve the agricultural character of Hamakua and to reinforce existing protections, the CDP Land Use Guide Map designates agricultural lands in the Hamakua Planning Area to be preserved for agriculture and open space. Development and construction in the Agricultural designation shall be limited to agriculture, related economic infrastructure and cottage industries, renewable energy, open area recreational uses, and community facilities, unless otherwise permitted by law. See also Policy 6 for guidance on use permits for industrial uses. For more information on permitted uses in the State Agricultural District and County Agricultural Zone see HRS sections 205-2 and 205-4.5. See HCC section 25-2-60 for information on use permits in the Agricultural Zone. Policy 22: When considering applications to consolidate and resubdivide pre-existing lots of record, the Director of Planning should endeavor to keep the lot sizes consistent with the minimum lot size, and only permit lots less than one acre in the State Land Use Agriculture District and the County of Hawaii Agricultural District if the applicant clearly demonstrates that an unreasonable economic hardship cannot otherwise be prevented or land utilization is improved relative to the objectives and policies of the CDP. (HRS 205-5(b); (GP 14.2.3(s)). Policy 23: The Planning Commission shall include in any Special Permit approval (or recommendation for approval to the State Land Use Commission) appropriate performance conditions to achieve CDP objectives and implement CDP policies. (HRS 205-6(c) and Planning Commission Rules 6-3(b)(5)(G), 6-7, & 6-8). Policy 24: Educate landowners interested in subdividing agricultural lands on the option to subdivide as a farm subdivision pursuant to Hawaii County Code section 23-112. Policy 116: Encourage the establishment and continued operation of open farmers' markets to allow local agricultural producers to market their products. (GP 2.3 (u)) 4.3 Coastai mesources & the special Management Area Policyll Land use designation changes that would result in new State Land Use Urban or new County zoning for residential, commercial, or industrial uses outside a designated Urban Growth Boundary shall not be approved within the Special Management Area. (HRS 205-A; GP 8.3(d)) See Policy 6 for guidance on Industrial areas. Policy 8: In new, previously zoned Residential subdivisions in coastal areas, subdivisions should be encouraged to develop as Cluster Plan Developments (C.P.D.) pursuant to HCC Section 25-6-20, in order to achieve CDP objectives in relation to preserving open space, recreational areas, or scenic viewsheds. Hamakua CDP Land Use Planner's Guide 10 PJW7: Development in the SMA, including subdivision, shall only be approved if it is first found that it will not have any substantial adverse environmental or ecological effect. (HRS 205A-22(3) & 205A-26(2) (A)) Pursuant to Planning Commission (PC) Rule 9-10(b)(5) & (11), and in order for the Planning Director to accurately evaluate whether the proposed action will have a substantial adverse effect, pursuant to PC Rule 9- 4(e)(4), the Director shall require that SMA Use Permit Assessment and Use Permit applications include all of the information necessary to assess the proposed activity's impacts in the Special Management Area, including but not limited to: ■ A description of the environmental setting and natural resources in the area, including an assessment of impacts on rare, threatened, or endangered species or their habitat and on fresh and coastal water l ' - • DI©IDIIO - • • E110I011O1201 ■ A description of valued cultural resources or historical sites in the area, including the extent to which traditional and customary native Hawaiian rights are exercised in the area (PC Rule 9-10(b)(6) & (h)(1)); ■ An assessment of impacts on coastal scenic and open space resources and view planes, including those outlined in the General Plan, the Community Development Plan, and other adopted plans, as well as the line of sight toward the sea from the state highway nearest the coast and along the shoreline (HRS 205A -2(b)(3) (A), HRS 205A-2(c)(3)(B), HRS 205A -26(3)(E), and PC Rule 9-10(h)(1)); ■ Identification and detailed information of existing public access to and along the shoreline to the specifications required by Na Ala Hele (PC Rule 9-10(b)(10)); ■ An assessment of impacts on hazard risk, including flooding, tsunami, and coastal erosion and/or sea level rise over the life of the development (PC Rule 9-10(h)(9)); ■ A description of the relationship of the proposed action to land use plans, policies, and control of the affected area, including the General Plan and Community Development Plan (PC Rule 9-10(b)(5)(13)). ■ Identify specific measures to mitigate risks associated with coastal hazards, protect sensitive coastal and cultural resources, and ensure public access (HRS 205-A) Any development permitted, including those determined to be exempt from the definition of development in Planning Commission Rule 9 (pursuant to Planning Commission Rule 9-10(e) & (g)), shall be subject to terms and conditions to achieve CZM and CDP objectives and policies, including conditions that protect natural, cultural, historic, and recreational resources; preserve agricultural land, open space, and view planes; ensure access; mitigate impacts of coastal hazards; limit coastal development; and concentrate new development (particularly if it is not coastal dependent) on vacant land in town/village centers (before converting agricultural land to residential uses), and discouraging speculative residential development. Conditions could include but not be limited to setbacks, restrictions on artificial light, lateral and mauka-makai access requirements, dedication of conservation and trail corridor easements, cooperation with efforts to manage access and use of coastal resources, minimizing the number of lots abutting or near the shoreline, and maximizing the use of land in the State Land Use Urban district and/or urban LUPAG categories. 4.4 Forest & Conservation Areas Policy 31: To reinforce existing protections, the CDP Land Use Guide Map designates mauka regions and forests in Hamakua to be Conservation, and directs mauka areas to remain primarily as open space to be preserved, protected, and connected to the region's rich network of natural and cultural resources. Development and Hamakua CDP Land Use Planner's Guide 11 construction in mauka "Conservation" areas shall be minimized and, when necessary, limited to recreation, research, and education facilities unless otherwise permitted by law. (GP 14.1.1; HRS 205-2(e)) See also Policy 48. 4.5 Scenic Areas, Viewsheds, & Open Space Policy 32 In the Hamakua CDP Planning Area, the environmental report for proposed changes of zone on property that may impact open space, viewsheds, and areas of natural beauty shall include viewshed analysis and, as appropriate, line -of -sight analysis, and propose conditions to mitigate scenic impacts. (HCC 25-2-42) Policy 33: In the Hamakua CDP Planning Area, applications for Special Permits that may impact open space, viewshed, and areas of natural beauty shall include view plane and, as appropriate, line -of -sight analysis, and proposed performance conditions to mitigate scenic impacts. (Planning Commission Rule 6-3(a)(5)(G), 6-7, & 6-8) Policy 34: In the Hamakua CDP Planning Area, applications for Use Permits for wind energy facilities and telecommunications antennas/towers shall include viewshed and, as appropriate, line -of -sight analysis to demonstrate how the request does not cause substantial, adverse impact to the community's character, including open space, public views, and areas of natural and scenic beauty, and propose conditions to mitigate scenic impacts. (HCC 25-2-60 & 64) ■ Require the use of place -appropriate wireless concealment strategies in the development or upgrading of telecommunication towers as a way to mitigate visual impacts (e.g., cell towers disguised as palm trees). See also Policy 108. Policy 108: When the County develops a scenic resources protection program, the underground siting of utility lines (power and communications) should be a condition of subdivision in identified priority viewshed areas. (HCC§23-55, GP 11.3.2 (a); 11.3.3) 4.6 Public Access Policy 4-1 Where possible through permit conditions, easements, or acquisitions, the County of Hawaii shall establish: public access to and along the shoreline to significant historic sites, public transit along the top of cliff, streams, mauka trails, facilities, and access to areas for gathering, hunting, and other recreational purposes. Lands adjacent to Forest and Natural Area Reserves shall be assessed for public access potential and public access may be included as a condition of subdivision. (HRS §205A-26; GP 6.2(b); 7.3(a); 8.3(r)) 4.7 Road & Connectivity Standards Policy 64: All subdivision in the Hamakua CDP planning area, including condominium property regimes (CPRS) and planned unit developments (PVDs), shall conform to connectivity standards of the Hawaii County Code, section 23-28, 29, and 40. Hamakua CDP Land Use Planner's Guide 12 5.1 Preferred Settlement Patterns Policy 13: Develop incentives for Cluster Plan Developments that leave natural, open space buffer areas along the shoreline, streams, and gulches, or adjacent to forest, conservation areas, or other culturally/environmentally sensitive areas. See corresponding Policy 8. 5.2 Coastal Resources & the Special Management Area MMI Amend and/or create County Codes and Planning Department Rules to develop shoreline and building setbacks to address environmental, health, and safety priorities. ■ Develop objective guidelines for determining and defining the "top of cliff" (HRS 205A-1, and HAR Section 13-222-2, Planning Department Rule 11) and add references to "top of cliff" to Criteria for Shoreline Setback Variances in Planning Commission Rule 8. For setbacks on parcels with sea cliffs over 40' in elevation, the following setbacks are recommended: a) In addition to the minimum shoreline setback established by Planning Dept. Rule 11, the building setback should include a lateral safety buffer distance of 40' from the minimum shoreline setback', plus the distance equal to the average elevation of the cliff within the subject parcel, or, b) In addition to the minimum shoreline setback established by Planning Dept. Rule 11, the building setback should include a lateral safety buffer distance equal to the anticipated 100 years of erosion as determined by a coastal erosion study. This study, including a cliff stability analysis and/or a geological analysis, shall be conducted by a licensed civil engineer. This policy shall only apply to properties that are located within the Special Management Area and abutting the shoreline. For lots with sea cliffs over 40' with an average lot depth of two hundred feet or less, the shoreline setback line shall be determined by Planning Department Rule 11. The County of Hawai'i's current working definition of "top of cliff" is as follows: The "top of the pali" (top edge of the sea cliff) is defined to be the highest elevation along the seaward boundary of a property where the relative change in the slope of the terrain towards the sea is in excess of twice the general slope towards the sea of the terrain along this highest elevation and that the terrain: (1) has a general slope seaward of not more than 10%; (2) is reasonably safe for pedestrian access to and along its length; and (3) does not show evidence of being periodically exposed to natural elements, including, but not limited to, high surf, wind and rain, to the extent that the ground is essentially devoid of naturally occurring vegetation. See also Policy 19, Policy 20, and Policy 39 related to inland cliffs. 1 Note: In situations where the minimum shoreline setback established by Planning Dept. Rule 11 would not reach the top of a sea cliff, the building setback should be a lateral setback distance of 40' from the top of cliff, plus the distance equal to the average elevation of the cliff within the subject parcel. Hamakua CDP Land Use Planner's Guide 13 Mo: To further protect coastal resources in the Special Management Area, review SMA boundaries in the Hamakua Planning Area and initiate appropriate amendments; • Consider proximity to coastline and assess vulnerabilities to coastal changes; • Consider including within the SMA boundaries appropriate near -shore riparian corridors. Consider SMA boundary amendments to further protect known recreational, historic, open space, ecosystem, beach, near -shore riparian, and/or marine resources as well as scenic views toward the coastline from the highway. See also Policy 13, Policy 46, and Policy 48. 5.3 Agricultural Lands Policy 25: Amend the Zoning Code Section 25-2-71 to require Plan Approval for commercial open area recreational uses in the "Important Agriculture Land" and "Extensive Agriculture" designations. Policy 27: Revise Planning Commission Rule 6, and/or to the Special Permit Application form (for Special Permits in the Agricultural District) to include clarity on the potential impacts to be evaluated in the application process and to clearly articulate the types of mitigating conditions that may be required. (HRS 205-6(c) and Planning Commission Rules 6-3(b)(5)(G), 6-7, & 6-8). For examples of conditions, look for applicable conditions used in the Concurrency Requirements from HCC 25- 2-46 and Agricultural Tourism, HCC 25-2-75 and 25-4-15. Policy 28: Amend the County Code and associated Planning Department Rules to establish reporting and inspection requirements, as well as enforcement for additional farm dwellings to ensure that additional dwellings are used for farm -related purposes. Policy 29: Update the County of Hawaii's property tax reduction programs to ensure that public tax incentives for agricultural land uses result in public benefits and promote agricultural land use and production. Policy 30: Conduct a feasibility study for a County -wide Transfer of Development Rights (TDR) and/or Save Land for the Future (SLF) program. If feasible, adopt any necessary enabling County legislation. (HRS Section 5146-136) See also Policy 15 and Policy 53. Policy 53: Provide a property tax credit for landowners for the perpetual conservation of taro systems on private land (i.e. agricultural, conservation or cultural easements), and for owners and lessees who enter into long term agreements (20 years) to rehabilitate taro systems to active use. P�: Amend Hawaii County Code, Section 15-72 to expand the designated list of parks authorized to allow farmers' market permits to include parks in rural areas that lack appropriate commercial zoned lands for farmers markets. Hamakua CDP Land Use Planner's Guide 14 Policy 118: Evaluate County Zoning Code Section 15-5-72(a)(17) relating to "livestock production of piggeries, apiaries, and pen feeding of livestock shall be [ ... ] located no closer than one thousand feet away from any major public street or from any other zoning district." ■ Define what qualifies as an "apiary", - Determine if the minimum distance of 1,000 feet from any public street or other zone is appropriate for each use referenced; recommend revision to minimum distance if research justifies adopting new minimum distances. 5.4 Scenic Areas, Viewsheds, & Open Space Policy 35: Develop and establish viewshed regulations to preserve and to protect scenic resources, vistas, viewsheds, open space, prominent landscapes, and areas of natural beauty identified in the General Plan. • Conduct a scenic resources inventory and map for the Hamakua Planning Area; • Develop a corridor management plan to direct viewshed protections along roadways; • Consider structural setbacks from major thoroughfares and highways to protect viewshed. (Charter 13-29, HRS 205A, GP 7.2(a), 7.2(b), 7.3(b), 7.3(e), 7.3(f), 7.3(h), 7.3(i), & 14.8.3(d)) Policy 36: Amend the Zoning Code to create a conservation designation for lands (or portions thereof) that should be kept in a largely natural state but that may not be in the Conservation District, such as certain important viewsheds, riparian buffer areas, gulches, and very steep slopes. (GP 14.8.3 (e)) 5.5 tcosystems ana Watersneas Develop and adopt policies (including setback requirements) to protect riparian (streamside) areas from incompatible development and uses. o iTcy 4T To further ecosystem protections, revise Planning Department Rule 17, Landscaping Requirements, to incorporate and encourage native and noninvasive alternatives for landscaping and restoration activities for Plan Review and County projects, and to include the noxious weed list from Hawaii Administrative Rules 4-68 and the invasive plant lists from the Hawaii -Pacific Weed Risk Assessment (HPWRA) as plants to avoid. Consult HPWRA's Plant Pono program (http://plantpono.org) and collaborate with the Big Island Invasive Committee (BIISC) and the University of Hawaii to determine which native and noninvasive plants to include with this rule revision. See also Policy 36 and Policy 86 Hamakua CDP Land Use Planner's Guide 15 5.6 Sacred Places — Waipi'o Policy 52: Designate Waipi'o Valley, including the Valley rim, as a Wahi Pana and create a resource protection overlay and regulations that will protect Waipi'o Valley's natural resources, preserve its storied past and perpetuate its agricultural traditions and unique rural lifestyle. The Wahi Pana designation should address the following: ■ Create a Natural Resource Overlay Zone: o Prepare viewshed siting guidelines in the County Zoning Code for parcels along the southeast and eastern portions of Waipi'o Valley rim (GP Policy 7.3 (b)); o Extend the SMA boundary beyond Waipi'o Valley on the east and southeast Valley rim to ensure that greater setbacks and viewshed protections are incorporated into the review of structures in those areas; ■ Collaborate with Community Groups: o Collaborate with the Waipi'o Valley community to develop along range management plan for Waipi'o that addresses public access, carrying capacity, resource management, and potential funding sources for on-going maintenance of streams and roads. o Support community organizations such as the Waipi'o Valley Stakeholders Alliance, the Waipi'o Community Circle, the Traditional Waipi'o Taro Farmers Assoc., and Hd Ola O Waipi'o Valley in developing and implementing a community-based watershed plan based on the Waipi'o Valley Stream Management Plan. 5.7 Affordable Housing Options Policy 61 Develop and implement a County -wide, cross -agency affordable housing plan. • Develop affordable housing options within existing towns and villages, near services, and critical infrastructure. • Propose and support amendments to the County's taxing powers as a means to increase the supply of affordable housing. • Revise the Zoning Code, Chapter 25, relating to 'Ohana Dwellings and develop an Accessory Dwelling Unit policy aimed at facilitating affordable housing and aging -in-place opportunities. Evaluate and incorporate applicable policy criteria from the City and County of Honolulu's Chapter 21 Accessory Dwelling Unit policy; see also www.accessorvdwellings.org as a resource for how other municipalities are handling accessory dwelling unit regulations. • Revise the building code requirements for renovating older houses to facilitate the redevelopment of affordable housing. Hamakua CDP Land Use Planner's Guide 16 R Infrastructure Improvements Policy 72: Adopt rural road design standards that accommodate, where appropriate, flexibility in the design of streets to preserve the rural character of an area, including pavement width, unpaved shoulders/swales, rock walls, lighting, and landscaping featuring native plants. Allow these standards to be used on new or when improving existing rural roads to maintain community character. (HCC 23-41, 86, & 87; GP 13.2.3(1) and 13.2.3 (m)) Policy 73: Implement a Complete Streets Program, including place -appropriate roadway design and sidewalk development for the Hamakua Planning area. (Refer to County Resolution 171-11) Policy 79: Develop an infrastructure prioritization designation such as an Infrastructure Priority Area (IPA) within the Hamakua CDP and designate Honom&, Laupahoehoe, Pa'auilo, and sections of Honoka'a as priority areas in need of wastewater service. Infrastructure prioritization designations should be based on the following criteria: ■ The area contains a mix of residential and commercial zoning; ■ The area lacks a core infrastructure component (municipal or community water, wastewater, or roadways); ■ Redevelopment options (including the renovation of historic structures) and/or projected commercial and residential growth (including affordable, multi family housing) is hindered by the lack of core infrastructure; ■ Highest priority should be given to areas that contain existing built -out parcels facing regulatory constraints relating to parcel size, areas with historic buildings and structures in need of renovation, and areas where affordable housing is lacking and development is impeded by the lack of necessary infrastructure. This section involves policies and actions that would guide and direct Planning Department collaboration, technical or collaborative support, or capacity building to achieve the community's objectives. 6.1 Land Use & Settlement Patterns Policy 14: To ensure the preservation of historic and cultural village character, provide technical support to develop Town Revitalization Plans. 6.2 Land Preservation Policy 15: Identify and secure in public trust (fee simple or by easement) priority lands that achieve one or more of Hamakua's Objectives. Hamakua CDP Land Use Planner's Guide 17 • Seek to use conservation easement or acquisition opportunities through funding sources such as PONC, etc., once critical habitat areas are identified as priorities to protect. • Seek to protect with easements or acquire suitable important coastal lands that would protect viewsheds, provide the public with access to scenic viewing areas, or otherwise promote appropriate coastal recreation and subsistence. • Support the efforts of landowners in establishing conservation and agricultural easements to preserve important resources in perpetuity. See also Policy 47 for a policy related to prioritizing community accesses in the Hamakua Planning Area. Policy 16: Support the proposed Hakalau NWR Expansion Project. See also Policy 42 regarding effective management of watersheds and natural areas and Policy 46 regarding trails to forest reserves. 6.4 Ecosystems and Watersheds Policy 41: Increase capacity to provide education and outreach and enforce conditions on grading and grubbing permits to require screen planting, erosion control planting, or other treatments to maintain the good appearance of graded areas, reduce the detrimental impact on adjacent properties, and protect watersheds. (HCC 10-12 (c)) Policy 42: To further watershed management goals, collaborate with the Department of Health, the Mauna Kea Watershed Alliance, the USDA Natural Resource Conservation Service, the Department of Land and Natural Resource: DOFAW Division, and the Soil and Water Conservation District to reduce runoff, maximize soil and water conservation, and protect and effectively manage watersheds and natural areas. (HRS 342D, HAR 11-54- 3, GP 4.3(g), 5.2(e) & (f), 5.3(e), (n), & (o), and 8.2(e) & (j)) The County could participate in watershed planning in the following ways: 1. Build staff capacity and provide training to support development and implementation of stream management plans; 2. Initiate a conservation planning process for priority watersheds with Conservation Technical Assistance (CTA) from NRCS; 3. Enter into a partnership agreement with the Mauna Kea Watershed Alliance via MOU Process; 4. Work with partners such as UH Hilo, Hawaii Community College, Hawaii County Research and Development, Soil and Water Conservation Districts, and Kohala Center on a pilot program to train UH/HCC students to assist with Conservation Planning. (GP 8.3 (e), (k), (j), (/)),- 5. 1));s. Support best management practices through various regulatory review processes conducted by the department; such as farm dwelling permits and conservation permits, and through environmental reviews of publicly leased lands; 6. Identify streams and stream corridors as candidates for further protections, and once identified, prioritize and seek to acquire corridors for further management; z Collaborate with the Waipi'o Valley community in implementing the Waipi'o Valley Stream Management Plan. The above actions can be implemented independently of each other and do not reflect prioritization by their listing order. The goal of this policy is that the County becomes actively involved in watershed planning. Hamakua CDP Land Use Planner's Guide 18 6.5 Cultural Assets Policy 44: Protect, restore, and enhance the sites, buildings, and objects of significant historical and cultural importance to Hawaii and identify these sites with interpretive signage and/or other appropriate methods. (GP 6.2(a)) (GP 6.3 (h), (i), (g)) 6.6 Public Access and Trails ToIicy 4 Establish a 'County of Hawaii Public Access and Trail Program' with sufficient staff and resources. Staff will be required to refer to this program in all permit reviews. Elements of this program could include: 1. A comprehensive access inventory; 2. A public access rating system to help with prioritization; 3. Ensure comprehensive reviews of projects (on public or private lands) that will affect public accesses and trails. 4. Establish a program to inventory ancient trails, cart roads, and old government roads in coordination with appropriate State agencies. Ensure that publicly owned historic trails and roads are properly identified and consultation occurs to protect the public's interests. (GP 12.3 (n) Highways Act of 1892) s. Identify agencies/groups to develop, administer, and maintain public accesses, including developing County capacity for this purpose; 6. Identify funding sources to purchase public access easement to priority areas; z When public access goals will involve several landowners, acquire the public access incrementally as opportunities arise to do so; 8. Public accesses that cross private land will be acquired and held until appropriate management of the accesses is in place; 9. Collaborate with State and Federal agencies on public accesses that require multi -agency involvement; 1o. Develop a standardized template to promote consistency and comprehensiveness in the public access plans required of landowners; 11. Partner with community organizations capable of assisting with public access management; 12. Work with State agencies (particularly with DOFAW) to coordinate, survey, develop, and manage public trails and roads leading to forest reserves. 13. In co-sponsorship with the State when possible, acquire land for public access to historic sites and objects and to the shoreline where safe transit does not already exist. 14. Reinstitute a Public Access Sign program managed by the Planning Department to assist interested community groups in maintaining appropriate signage at public access points. 15. Provide cultural and safety information at trailheads. The above actions can be implemented independently of each other and do not reflect prioritization by their listing order. Policy 47: Pursue access easements and/or acquisition of high priority public accesses to meet CDP objectives. Hamakua CDP Land Use Planner's Guide 19 M9: Identify government roads (including roads -in -limbo, 'paper roads' and train infrastructure remnants) with public access value for trails. If these are being obstructed by private parties, work to remove the obstructions. This policy is specific to publicly owned roads -in -limbo or old road rights-of-way that are best adapted to trail use; however, for CDP policies relating to the adoption of 'roads -in -limbo' into the current County of Hawai'i road inventory, see Policy 68, and Policy 71. It is important to note that not all train infrastructure remnants are government owned — some are now private and therefore would not relate to this policy. Policy 50: Prior to disposing of, leasing, or transferring public lands, including public roads or trails, public access potentials will be assessed, documented, and protected if public access use is in the public's interest. (HRS §46- 1.5, and §171-26) 6.7 Sacred Places — Waipi'o Policy 57: Encourage the integration of best management practices and an understanding of cultural values and experiences during the land use application process for any business plans requiring Planning Department Plan Approval within Waipi'o Valley. (Refer to HCC Chapter 25 Section 2, Division 7 for more information on Plan Approval) 6.8 Infrastructure, Facility, and Service Improvements Policy 63: Develop and implement a County -wide, cross -agency affordable housing plan. • Develop affordable housing options within existing towns and villages, near services, and critical infrastructure. • Propose and support amendments to the County's taxing powers as a means to increase the supply of affordable housing. • Revise the Zoning Code, Chapter 25, relating to 'Ohana Dwellings and develop an Accessory Dwelling Unit policy aimed at facilitating affordable housing and aging -in-place opportunities. Evaluate and incorporate applicable policy criteria from the City and County of Honolulu's Chapter 21 Accessory Dwelling Unit policy, see also www.accessorydwellin_qs.org as a resource for how other municipalities are handling accessory dwelling unit regulations. • Revise the building code requirements for renovating older houses to facilitate the redevelopment of affordable housing. Policy 62: The development of County facilities should be designed to fit into the locale with minimal intrusion while providing the desired services. Implement protocols for receiving community input during capital improvement project siting and design within the Hamakua Planning Area. Hamakua CDP Land Use Planner's Guide 20 �8: Water system improvements shall correlate with the County's desired land use development pattern. Work with Department of Water Supply to ensure that adequate infrastructure is available inappropriate locations to support infill growth within Hdmdkua CDP Urban Growth Boundaries. Towns identified in the Hdmdkua Planning Area where water availability may be inhibiting infill capacity are as follows: • Pepe'ekeo; • Hakalau-Wailea, • Honoka'a; Continue to evaluate growth conditions to coordinate improvements as required to the existing water systems. County water distribution systems shall not be extended outside the Urban Growth Boundaries established in the Hdmdkua CDP Land Use Guide Map, with the exception of water designated specifically for and limited to agricultural irrigation and livestock. b.J /Agriculture Policy 26: Recommend lands to be designated State Important Agricultural Lands to the State Land Use Commission. (GP 14.2.2(a) & 14.2.3(i)) Policy 116: Encourage the establishment and continued operation of open farmers' markets to allow local agricultural producers to market their products. (GP 2.3 (u)) Policy 119: Support the development of private, County, and State agricultural parks to make agricultural land available for agricultural activities. (GP 14.2.3(k)) Policy 120: Cooperate with appropriate State and Federal agencies and the private sector to develop, improve and expand agricultural water systems in appropriate areas on the island. (GP 11.2.2(j)) 6.10 Creative, Education, & Research Sector Policy 121: Promote and develop the island of Hawaii into a unique scientific, environmental, and cultural model, where economic gains are in balance with social and physical amenities. Development should be reviewed on the basis of total impact on the residents of the County, not only in terms of immediate short run economic benefits. (GP 2.2(h)) Hamakua CDP Land Use Planner's Guide 21 6.11 Visitor Industry Policy 123: Encourage appropriate visitor -related uses and facilities. Some examples of appropriate visitor -related uses and facilities are ones that: • Directly promote Agriculture, Ecotourism, Health & Wellness; or Cultural Heritage, and/or... • Are Located near points of interest (as long as they will not detract from the natural beauty of the area, or negatively impact the host community's privacy/public safety and rural lifestyle); and/or... • Offer an educational experience as well as recreational activities. (GP 14.7.5.3.2(a); 14.7.5.4.2) 6.12 Local Economy & Town Centers Encourage the rehabilitation of existing service-oriented industrial areas. (GP 14.4.5.4.2(b)) pl�: Develop underutilized private and public properties within existing towns to be used as gathering places, community gardens, open squares and markets, auxiliary parking lots (including park and ride areas), and parks (including pocket and art parks, and outdoor amphitheaters, etc.). Examples of underutilized parcels owned by the County are: ■ Honoka'a: TMK 4-5-005:010 on the corner of Mamane and Puakalo. ■ Papa'aloa: TMK 3-5-003:035 next to the Papa'aloa Gym. ■ '0'6kala: TMK3-9-001:026 (Currently zoned Industrial) & TMK: 3-9-001:034 (between '0'6kala town and Highway 19. See also Policy 3, Policy 14, Policy 45, and Policy 127. Hamakua CDP Land Use Planner's Guide 22 Figure 1: Wainaku/Kaiwiki Land Use Guide Map 'viae / O cemetery — � T !IA Wainaku Gym I - -- -- 77 1 Hamakua CDP Revised Land Use Guide Map for Wainaku LUPAG Designations - _ Conservation Important Ag. Lands - Low Density Urban _ Open Area - Rural •_ I Hamakua CDP Boundary N �.�•—�, - Feet 3 l✓ 0 250 500 1,000 1,500 2,000 mo�ry of Howari eia�m�q oy�mmamcrs rvorem �mie I Figure 2: Pauka'a Land Use Guide Map Hamakua CDP Land Use Planner's Guide Figure 3: P6pa'ikou Land Use Guide Map Hamakua CDP Land Use Planner's Guide Figure 4: Pepe'ekeo Land Use Guide Map Hamakua CDP Land Use Planner's Guide Figure 5: Honomu Land Use Guide Map Himakua CDP Revised Land Use Guide Map for Honornii LUPAG Designations co—atic, Important Ag. Land. Lc, Density Urban M.d,u. Density Urban Open Area N Feet 0 250 500 1 1,,000 500 JJJ Honomu- Park Hamakua CDP Land Use Planner's Guide 27 Figure 6: Hakalau/Wailea Land Use Guide Map Hakelau Post Offce Hamakua CDP Revised Land Use Guide Map for Hakalau and Wailea LUPAG Designations = Conservation Important Ag. Lands - Industrial - Low Density Urban - open Area dFe. 0 250 500 1,000 1,500 2 ounry of H.si'I Planning De r -n, GIs- Quem r Hakalau Veteran's Park Hamakua CDP Land Use Planner's Guide 28 Figure 7: Ninole Land Use Guide Map Hamakua CDP Revised Land Use Guide Map for Ninole LUPAG Designations consemuon ImportentA&Lends - Open Ana _Rural N Fee0 250 500 1,000 1,500t Waikaumalo Park i Hamakua CDP Land Use Planner's Guide 29 0 Figure 8: Laupalhoehoe/P6pa'aloa Land Use Guide Map Hamakua CDP Revised Land Use Guide Map for Laupahoehoe/Papa'aloa LUPAG Designations - conservation Important Ag. Lands ' Low Density urban ' Medlum Density U rban - Open Area N Feet 0 500 1,000 2,000 3,000 c uny r.� Hawuli Planning nananmem GlS- N--2111 \\, Papa'aloa Park Kapehu Camp III Hamakua CDP Land Use Planner's Guide 30 Figure 9: 'O'okala Land Use Guide Map Hamakua CDP Land Use Planner's Guide Figure 10: Pa'auilo Land Use Guide Map Hamakua CDP Land Use Planner's Guide Figure 11: Honokaa/Haina Land Use Guide Map Hamakua CDP Land Use Planner's Guide 33 waenea � WaiPir /I i Honoka a ""^* Park i Haina Park 3 Hamakua CDP Revised Land Use Guide Map n for Honoka'a/Haina LUPAG Designations - coneeration Pa'auhau Hamakua Country imPndantA9 Land. Club industrial C Low Density U ban Medium Density Urban UP -Area \ Z -Rural o a�zs ozs us a'auhau Miles 0 0.725 0.25 0.5 Hamakua CDP Land Use Planner's Guide 33 Figure 12: Kukuihaele Land Use Guide Map Hamakua CDP Land Use Planner's Guide