Residents managed to turn back all those projects and more in the 1970s, '80s and '90s by presenting a united front to landowners, courts, developers and the city.

But today the most substantive change in three decades looms in the heart of the town's shopping and business district. Ground leases for some 17 acres of prime land zoned for business will expire in the next few years, offering significant development potential for the landowners, the Castle family trusts and foundation.

Effort is being mounted once again to protect Kailua's small-town identity, but with a half-dozen Castle properties already upgraded and a parking deck under construction, the stage is set for expansion.

"I think we're definitely poised for change, and what that looks like remains to be seen," said Kathy Bryant-Hunter, Kailua Neighborhood Board chairwoman. "We're on the cusp where things could get really different, or things will be a little different, but I don't think it will be the same."

Jeanne Scholz, 83, who has lived in Kailua for 40 years, said growth is inevitable, and the new parking garage and bigger Longs Drug Store are harbingers of what's to come. Kailua is desirable and attracting more people, Scholz said. "I think it's unrealistic if people think they can keep it a small town. It's going to grow. It's going to be very large."

Kane'ohe Ranch, manager for the Castle properties, said it is working with the community to design a comprehensive plan for its property.

There is widespread interest in the future of the town, and a small group of influential residents is concerned enough to have formed a group — Keep It Kailua — dedicated to preserving the town's character and quality of life, said Don Bremner, a planner and spokesman for the group.

Keep It Kailua's principles coincide with the city's Ko'olaupoko Sustainable Communities Plan, Bremner said. Among its concerns are preserving open space; enhancing scenic, civic, recreational and cultural features; protecting residential neighborhoods; maintaining commercial areas; and preserving the town's low-rise, low-density, single-family character, Bremner said.

The group formed after controversy erupted over a new three-level parking structure behind the new Longs Drug Store, and planning initiatives for the community seemed to point toward growth, Bremner said.

"Along the way, we found the parking garage will have two towers that are 47 feet high — seven feet above the height limit (under city building code)," Bremner said. "These things indicate a certain amount of indifference to the character of the community."

Among its efforts, Kane'ohe Ranch is:

• Drawing up a master plan at the suggestion of the neighborhood board.
• Conducting a series of community meetings to gather ideas for the future direction of the commercial area bounded by Kailua Road, Hamakua Drive and Aoloa Street, about 65 acres.
• Surveying residents on what they like about Kailua, what it needs and what they would like to see there.

Future development will depend on the outcome of the meetings and survey, said Mitch D'Olier, president and CEO of Kane'ohe Ranch.

Two themes have emerged from two meetings held so far, D'Olier said: that Kailua should be family-oriented, with senior housing, starter homes and reasonably priced rentals, and that the environment should be cared for and highlighted as part of any reinvigoration.

Samuel Abella of Keolu Hills said he wants Kailua to stay the way it is, because growth could bring traffic and congested roads. "If we can leave our town the way it is, it would be perfect," he said.

With the leases ending in three to five years, the challenge is in deciding what will happen to properties that are half a century old and might be better off demolished in some cases, D'Olier said, though he would not speculate about the options.

University of Hawai'i urban and regional planning professor Karen Umemoto said Kailua town landowners have the potential to create streetscapes with public and commercial space that will enhance the small-town character of the business district and make it profitable.

The fact that a citizens group has formed to keep on top of things is helpful, Umemoto said. Across the country, the most desirable communities are the ones that maintain their unique character, as Kailua has done over the years, she said.

The Castle family trusts and foundation have spent more than $8 million in the past decade to buy back ground leases and improve properties such as the Hekili Business Center, Kailua Shopping Center and Hahani Plaza.

The tile art on the front wall of Kailua's new Longs Drug Store is among the beautification projects added by the developer.

Millions more have been spent by the city and the Lani-Kailua Outdoor Circle to beautify the town and place utility wires underground through the business district.

None of these projects is related to the others, but a partnership called Smart Growth — which includes the U.S. Environmental Protection Agency, the University of Hawai'i, the city and state — sees value in creating links, and wants to create a comprehensive plan for Kailua and Kapolei.

Smart Growth projects attempt to address growth issues before they become problems, said Eric Crispin, city director for the Department of Planning and Permitting. The group is interested in offering planning advice to Kailua and Kapolei to prevent problems such as traffic congestion, isolation and sprawl, Crispin said.

Kailua was chosen as a target community because it is established and Kane'ohe Ranch had been in discussion with UH architects, tapping into their expertise, he said.

Smart Growth holds to principles such as providing a range of housing choices, allowing mixed land use — such as housing and businesses — where appropriate, and creating walkable neighborhoods. The idea is to get community players involved in planning and solving problems, Crispin said.

Smart Growth's involvement has raised concerns for Keep It Kailua, however.

But UH planning professor Umemoto said Kane'ohe Ranch's willingness to work with the community shows a responsiveness not found in all developers. Tension can lead to constructive and productive outcomes, she said, but the trick is to facilitate the process.

"Because of who the developer is, and because of the history of the community involvement, there is really a lot of potential to come up with something that could make everybody happy and enhance Kailua's sense of place," Umemoto said.