Master Plan for Kailua Kona Complete (2)

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l 3.1.3 ReOrts_ The majority of resort zoning is along the AM Drive corridor, up to Kuakini Highway. The King Kamehameha's Kona Beach Resort and the Kona Hilton stand as anchors at each end. In between is a varied assortment of resort units and commercial. Access to and from the resort areas are generally vehicular, and there is easy pedestrian access to the Village core. Resort hotel development is most appropriate when the scale is low. When prior height limits allowed multi -story the result is oversized, visually intrusive structures. Resort Concepts: Seek ways to guide resort development to be compatible with f Village scale and character. There is currently little zoned acreage left. The task force and consultant concur that resort development should have identifiable limits and not be a continuous strip along the ocean. Transitions from intense resort uses (King Kamehameha) and adjacent lower density zoning should occur. Also, current 1 resort zoning unnecessarily limits commercial development. Recommendations: 1j * Limit resort to areas makai of Kuakini Highway. * Provide for appropriate (pedestrian oriented retail) commercial uses within resort areas. Consider a resort /commercial mixed use zoning district. 3.1.4 Commercial There are essentially two types: (1) tourist commercial as seen along AM and the hotels, and (2) retail commercial serving the local residents. The more recent trend is toward the suburban, auto oriented model. This is in contrast to the "Village" character. Commercial uses along Kuakini, are scattered, varied and visually confusing. The trend is j toward strip commercial along this highly traveled corridor. There is presently only limited regulation of commercial in resort zoning, therefore it is unpredictable if it will occur or not. Commercial C nce ts: A response to current trends is to restrict the "strip" tendency 1, and provide limits and concentrated areas. The consolidation of properties could 3 -4