02-12-2015, 03:35 AM
I've said before and will repeat here: PCDP is always cited as the reason we must, or the reason we cannot, do any particular thing, depending on what that thing is and who wants it. County is already on record with the opinion that CDPs "have no legal merit".
To my knowledge the State LUC recognizes four types: Conservation, Agricultural, Rural, and Urban, where Urban allows any of the County zoning (Residential, Industrial, Commercial) at County's sole discretion.
There are already industrial uses makai of the bypass.
My version of the plan would work this way:
1. Extend Ulupono St through to Keaau Rd
2. Traffic signal at Keaau Rd/130
3. Commercial-retail uses near 130
4. Light-industrial further makai
5. Residential infill (at density RS-10 or lower) between bypass and Keaau-Pahoa Rd
6. Office uses on Keaau-Pahoa Rd and Kukula St
Once the "new town center" is established along Ulupono (with a Long's and a new Foodland, etc) the existing shopping center can be backfilled with eateries and boutiques. Not only does this fit the Pahoa model (new medium-box shopping center, quaint old-town), it's somewhat realistic considering that the current Foodland is inadequate, there's nowhere to expand, and even if there were, the existing road access simply isn't enough.
Saving the best for last: if Railroad were extended up into the new Commercial sector, shopping would be incredibly convenient for HPP residents (especially if there were a Lowe's or HD), and we could save some congestion on 130. The traffic pattern could be shaped so that RR isn't a convenient bypass for 130, but it would always be there for emergencies.
To my knowledge the State LUC recognizes four types: Conservation, Agricultural, Rural, and Urban, where Urban allows any of the County zoning (Residential, Industrial, Commercial) at County's sole discretion.
There are already industrial uses makai of the bypass.
My version of the plan would work this way:
1. Extend Ulupono St through to Keaau Rd
2. Traffic signal at Keaau Rd/130
3. Commercial-retail uses near 130
4. Light-industrial further makai
5. Residential infill (at density RS-10 or lower) between bypass and Keaau-Pahoa Rd
6. Office uses on Keaau-Pahoa Rd and Kukula St
Once the "new town center" is established along Ulupono (with a Long's and a new Foodland, etc) the existing shopping center can be backfilled with eateries and boutiques. Not only does this fit the Pahoa model (new medium-box shopping center, quaint old-town), it's somewhat realistic considering that the current Foodland is inadequate, there's nowhere to expand, and even if there were, the existing road access simply isn't enough.
Saving the best for last: if Railroad were extended up into the new Commercial sector, shopping would be incredibly convenient for HPP residents (especially if there were a Lowe's or HD), and we could save some congestion on 130. The traffic pattern could be shaped so that RR isn't a convenient bypass for 130, but it would always be there for emergencies.