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help some of the visual confusion. <br />Improved design guidelines can address design issues. Consolidated parking areas <br />behind commercial fronts can provide visual relief and encourage pedestrian activity. <br />According to a commercial developer, there is limited need for additional retail in <br />the Village. Most retail will want to be adjacent to Queen Kaahumanu, where <br />greater traffic volumes provide for greater visual exposure. <br />Recommendations <br />* Limit strip commercial. <br />* Provide small lot office and neighborhood convenience commercial. <br />3.1.5 Residential <br />Present residential zoning provides for significant amounts of multi - family in mauka (mid - <br />[[1' slope) areas. Older residential areas (single - family /duplex) are in fair to poor condition, <br />1 <br />although these provide moderately priced homes. <br />It is unknown the extent to which multi- family units are being used as resort units. As a <br />result it is difficult to anticipate and to provide for genuine housing needs. <br />t <br />A newer residential area, the Pines, is monotonous with garage lined streets. However, <br />there are several positive notes, e.g., the commercial center and park as a community focal <br />point and the landscaped setbacks which provide some visual relief. <br />Residential Concepts: Neo- traditional town planning encourages a pleasant <br />streetscape and a better introduction of open space within a community grid, <br />oriented to pedestrian utilization. The traditional subdivision is not oriented to these <br />concerns, but still has broad market appeal. The quality of living areas could be <br />encouraged via density incentives and ease of County planned unit development <br />(PUD) procedures. <br />3 -5 <br />