PD BACKGROUND REPORT (AMEND REZ-11-146)

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Policies • Commercial facilities shall be developed in areas adequately served by necessary services, such as water,utilities, sewers,and transportation systems. Should such services not be available,the development of more intensive uses should be in concert with a localized program of public and private capital improvements to meet the expected increased needs. • Distribution of commercial areas shall be such as to best meet the demands of neighborhood,community and regional needs. • The development of commercial facilities should be designed to fit into the locale with minimum intrusion while providing the desired services. Appropriate infrastructure and design controls shall be incorporated into the review of such developments. Standards ■ Commercial developments shall be located in areas adequately served by transportation,utilities,and amenities. Commercial developments shall provide for adequate internal circulation amongst commercial facilities in the area. • Off-street parking and loading facilities shall be provided. • 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. Discussion As the City of Hilo and its surrounding area continue to grow,there will be a need for more office space. However,not all office uses need to be in large structures. Smaller structures in areas of transition—such as here— would be appropriate. From a visual and infrastructure perspective,the proposed project would not overwhelm the surrounding area. The subject site also fulfills other policies and standards articulated in the General Plan. The site is already serviced by adequate infrastructure, and where there are not,will be extended and/or provided by the Applicant. 9