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! i'.I III 11 1 /1, private sector in the land development process. Growth and change in Kona will be the result of public and private partnerships. ■ Emphasis on Redevelopment. To preserve open space, existing developments are expected to be infilled and redeveloped. ■ Emphasis on Rural Character and Agriculture. There is a long-standing need to protect the rural lifestyle of Kona, which includes mauka Villages and surrounding agricultural lands and open space. Related trends can also be found in the Section 4.5 Housing. 4.2.2 Overall Strategy The current application of State and County land use regulations is not necessarily an integrated approach. The preference to encourage future urban and rural growth to occur in the form of compact, village-style development was a very strong message from the public meetings. The Kona CDP provides an integration mechanism as a means to avoid the current trend toward sprawling lot-density developments, disconnected subdivisions and business centers, and a general decline in the quality of life that people believe reflects the"Kona Way of Life." The overall land use strategy is to proactively implement public policy through a regional framework for growth. While respecting landowner entitlements, this framework provides additional direction so that individual planning decisions are made as part of a larger, integrated program for achieving an efficient growth pattern, optimizing investment in services and infrastructure, protecting the natural environment and cultural resources, and creating opportunities to enhance the quality of life for Kona's residents. Such a framework provides greater certainty and predictability for the community, government, and private sector, allowing all three to participate in a synchronized move towards a mutually planned future. [Tho legally binding pelinies in t ]This section, as defined in 4.0 Goals, Objectives, Policies and Actions, do not override or invalidate existing zoning. [SUGh legally hinrlinn ]These policies, however, [shall-]may be implemented [with-new➢]through a combination of changes of zone, time extensions on existing zoning requiring County Council action, state land use boundary amendments, [apA-]Special Management Area (SMA) permits, and/or approved project districts (HCC 25-6-40) when applicable. [Where SU hh PGliGies medify subdivision standaFels and requiFements, they would enly apply to subdivisien appi Gations FeGeIV afterthe—Gffe ti„n date of the E)Fd'RaRGe enaEt+ag the--Ke+Ra CDP. ]Variances to [p^�i�in� mndillinn] subdivision standards and requirements may be applied for in accordance with the standards and procedures set forth in the Subdivision Code. Establishment of priorities for the investment of public resources for new infrastructure and services will be linked to the regional land use framework to the extent practicable. The regional land use framework, restated from the Guiding Principles (Section 3.2) is as follows: ■ Urban Area. Most of the future growth in Kona will be directed to an Urban Area (UA) defined in the Official Kona Land Use Map (Figure 4-7). Within this Kona Urban Area, growth would be directed to compact villages located along proposed transit routes or to infill areas within, or adjacent to, existing development. The general locations of these villages are within the Growth Opportunity Areas (GOAs) identified during the public meetings that evolved into the Transit- Oriented Developments (TODs). 17