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I have seen the HPP Master Plat map, and all the 20 acre parcels show use designations other than residential/agricultural. The 1997 designations still seem appropriate, IMHO, but as you noted earlier, businesses like to be on busy highways and none of these parcels is closer than five or six of our rather long blocks from the highway.
From conversations with people familiar with both the HPP Master General Plan and the Puna CDP, I have learned that there are some conflicts between the two. This is sort of to be expected, however, and need not negate the main features of either.
After Labor Day I will try to get a copy of the General Plan. If you know where it might be available on line, please let me know.
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I only have the current version, but HPPOA should have all of them archived. You may also want to look through the PCDP planning documents as I would think it was part of the process. Try the link Rob has on the main forum page and it may be archived on HCRC website someplace.
The idea of village centers is for small local community oriented businesses such as local cafe's, restaurants, retail, art, service, etc. The big developers really wouldn't be able to justify putting a project in a village center type project. Since these centers are not designed to draw people from other areas, but to provide within that small community area, it probably wouldn't attract anything but a mom & pop operation. Even considering the size of HPP, I think it will be difficult to have anything but what's in Volcano, and they are directly on the volcano tourist route.
I have heard that businesses can’t get approvals for land use, but I wonder if these are more heavy commercial /industrial users and not something appropriate for a village center?
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HPP could easly suport a general store and a diner, there is close to 10,000 people here, and im sure a lot of people would rather not cross the meat grinder that is 130 to get a gallon of milk or breakfast
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Seeb, that's exactly what a village center concept was designed for. Small restaurants, small general or specific retail, galleries, even a small service station is allowed. I would think the downside is development cost. These centers would be subject to local development standards as well a County regulation. Since these lots are blank, all infrastructure development cost will have to be factored in. I know some of those lots don't have adequate water or electrical service to support commercial development.
It probably will be hard to land the first business due to the initial development cost and fear of being the first in uncharted territory, but once one opens and does well, other commercial businesses wouldn’t be so concern about the unknown.
