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• Preference shall be given to commercial lands with a reasonably level <br /> topography. <br /> Discussion <br /> As the City of Hilo and its surrounding area continue to grow, there will <br /> be a need for more office space. However,not all office uses need to be in <br /> large structures. Smaller structures in areas of transition—such as here— <br /> would be appropriate. From a visual and infrastructure perspective,the <br /> proposed project would not overwhelm the surrounding area. <br /> The subject site also fulfills other policies and standards articulated in the <br /> General Plan.The site is already serviced by adequate infrastructure, and <br /> where there are not, will be extended and/or provided by the Applicant. <br /> The County water line is already available to the subject site. Police and <br /> fire protective services are available within a 5-minute response time. As <br /> such,this project should not require addition public services to be <br /> provided. <br /> The site does not have any on-site development constraints. The land is <br /> relatively level and is designated "X" on the FIRM map,with a small <br /> portion"AE". No improvements are anticipated within the AE area. <br /> Further,because office use is not noxious, potential pollution concerns <br /> would be minimal, if at all. <br /> Being cleared in the past for some agricultural activities in the past, the <br /> prospect of the site serving as a habitat for rare or endangered plant or <br /> animal life appear remote. There is also little evidence that the site would <br /> have any archaeological feature. In conjunction with the issuance of the <br /> grading permit,the State Historic Preservation Division concluded that <br /> "no historic properties will be affected by this grading permit." <br /> Because of the proposed scale and type of use,the request would be <br /> generally compatible with some residential uses to its south, yet <br /> compatible with the proposed and existing commercial uses situated west <br /> and north of the subject property. To further mitigate potential visual and <br /> noise impact, landscaping will be provided within and along the property's <br /> boundaries. <br /> Finally,the standards for an office building will be fulfilled. These <br /> include the acreage,setbacks, uses,parking,etc. <br /> C. Granting of the time extension would not be contrary to the original reasons <br /> for the granting of the change of zone. <br /> 11 <br />