Five Ways to Reduce Cost of Rebuilding on Maui
From Grassroot Institute of Hawaii
Waive street improvement costs for rebuilding in fire zones
The following testimony was submitted by the Grassroot Institute of Hawaii for consideration by the Maui County Council on July 19, 2024.
_____________
July 19, 2024, 9 a.m.
Council Chamber, Kalana O Maui Building
To: Maui County Council
Alice Lee, Chair
Yuki Lei Sugimura, Vice-Chair
From: Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
RE: Bill 110 — A BILL FOR AN ORDINANCE AMENDING SECTION 16.25.201, MAUI COUNTY CODE, RELATING TO IMPROVEMENTS TO PUBLIC STREETS
Aloha Chair Lee, Vice-Chair Sugimura and other members of the Council,
The Grassroot Institute of Hawaii would like to offer its support for Bill 110 (2024), which would exempt Lahaina and Kula property owners whose homes or businesses were damaged or destroyed by the Aug. 8, 2023 wildfires from normal street-improvement requirements.
Typically, Maui property owners must pay for improvements to public streets that are adjacent to their properties whenever they remodel their existing buildings or build new commercial or residential structures and the value of the work done to the structure exceeds 50% of its value. These improvements can include repaving roads, adding sidewalks or placing utilities underground.[1]
Because many of the owners in Lahaina and Kula are faced with the need to completely rebuild, they would face the additional burden of paying for these street improvements. Waiving this requirement would help such residents afford to rebuild their homes or businesses.
Thank you for the opportunity to testify.
Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
_____________
[1] Maui County Code, 16.25.201 – Applicability and Scope., accessed July 15, 2024
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Shipping containers for storage should not need building permits
The following testimony was submitted by the Grassroot Institute of Hawaii for consideration by the Maui County Council on July 19, 2024.
_____________
July 19, 2024, 9 a.m.
Council Chamber, Kalana O Maui Building
To: Maui County Council
Alice Lee, Chair
Yuki Lei Sugimura, Vice-Chair
From: Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
RE: BILL 96 — A BILL FOR AN ORDINANCE AMENDING CHAPTER 16.25, MAUI COUNTY CODE, ON PERMIT EXEMPTIONS FOR SHIPPING CONTAINERS
Aloha Chair Lee, Vice-Chair Sugimura and other members of the Council,
The Grassroot Institute of Hawaii would like to offer its support for Bill 96, CD1 (2024), which would eliminate the need for a building permit to use shipping containers for storage on industrial-zoned land, except the storage of motor vehicles, hazardous materials, or personal property.
Instead of needing a permit, property owners would simply need to file a form with the Maui Department of Public Works declaring the size and type of the container and where it is to be placed on the property.
We support this measure because it would be a way to cut back on Maui County’s severe permitting backlog[1] without introducing any significant health or safety issues. In fact, Maui officials should consider eliminating other harmless activities that currently require county building permits.
Thank you for the opportunity to testify.
Jonathan Helton
Policy Researcher
Grassroot Institute of Hawaii
_____________
[1] Daniela Bond-Smith, Rachel Inafuku and Justin Tyndall, “The Hawaii Housing Factbook 2024,” Economic Research Organization at the University of Hawai‘i, May 20, 2024, p. 9.
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Extend time residents can live in temporary structures
The following testimony was submitted by the Grassroot Institute of Hawaii for consideration by the Maui County Council on July 19, 2024.
_____________
July 19, 2024, 9 a.m.
Council Chamber, Kalana O Maui Building
To: Maui County Council
Alice Lee, Chair
Yuki Lei Sugimura, Vice-Chair
From: Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
RE: Bill 87 — A BILL FOR AN ORDINANCE AMENDING CHAPTER 16.25, MAUI COUNTY CODE, RELATING TO TEMPORARY STRUCTURES AND USES
Aloha Chair Lee, Vice-Chair Sugimura and other members of the Council,
The Grassroot Institute of Hawaii would like to offer its support for Bill 87, CD1, FD1 (2024), which would allow temporary structures constructed pursuant to an emergency order to be permitted for up to five years instead of the current 180 days.
The Grassroot Institute especially appreciates that the Council has amended this bill to cover all temporary structures, not just those built in the burn zone, because — assuming the bill is enacted — it will provide greater certainty for Maui residents who otherwise would be worried about whether they will have a place to live after six months.
Specifically, the bill would allow any temporary structure permitted under an emergency order to last for 42 months, with a possible 18-month extension upon review by the Maui Department of Public Works.
This bill could be helpful for anyone seeking to construct a temporary home, commercial building or other relief-focused structure.
Thank you for the opportunity to testify.
Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
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Allow more time for rebuilding of nonconforming structures
The following testimony was submitted by the Grassroot Institute of Hawaii for consideration by the Maui County Council on July 19, 2024.
_____________
July 19, 2024, 9 a.m.
Council Chamber, Kalana O Maui Building
To: Maui County Council
Alice Lee, Chair
Yuki Lei Sugimura, Vice-Chair
From: Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
RE: Bill 105 — A BILL FOR AN ORDINANCE AMENDING SECTION 19.500.110, MAUI COUNTY CODE, REGARDING NONCONFORMITIES
Aloha Chair Lee, Vice-Chair Sugimura and other members of the Council,
The Grassroot Institute of Hawaii would like to offer its support for Bill 105 (2024), which would modify how nonconforming structures and uses can be rebuilt or restored after being destroyed in a natural disaster.
In particular, the bill would provide a four-year window during which nonconforming structures and uses could be restored, under certain conditions.
The Maui County Code currently requires that any structure 50% or more destroyed must be rebuilt under existing zoning codes, with limited exceptions for historic properties and certain multifamily dwellings. Likewise, nonconforming uses cannot be restored in a structure if they have been discontinued for 12 or more consecutive months.[1]
These standards obviously present a major challenge to Maui residents attempting to rebuild the devastating wildfires of Aug. 8, 2023.
For example, restoring Lahaina’s community-focused and walkable town center will not be possible without zoning changes such as the ones proposed in this bill.
After Hurricane Iniki struck Kauai in 1992, the Kauai County Council adopted an ordinance similar to this bill to foster the reconstruction of old, nonconforming structures.[2]
Grassroot believes this bill would move the county in the right direction, though we are concerned whether increasing the window from 12 months to four years would still be enough. At the rate Lahaina’s rebuilding is taking place currently, four years might be far too little for some affected property owners.
Thank you for the opportunity to offer our comments.
Jonathan Helton
Policy Researcher
Grassroot Institute of Hawaii
_____________
[1] Kate Blystone, “A Bill For an Ordinance Amending Section 19.500.110, Maui County Code, Regarding Nonconformities,” Memo to the Maui, Molokai and Lanai Planning Commissions, Feb. 21, 2024.
[2] “Iniki exceptions OK’d by Council,” Honolulu Advertiser, Feb. 11, 1993.
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Allow more homes per lot to help reduce housing shortage
The following testimony was submitted by the Grassroot Institute of Hawaii for consideration by the Maui County Council on July 19, 2024.
_____________
July 19, 2024, 9 a.m.
Council Chamber, Kalana O Maui Building
To: Maui County Council
Alice Lee, Chair
Yuki Lei Sugimura, Vice-Chair
From: Jonathan Helton, Policy Researcher
Grassroot Institute of Hawaii
RE: Bill 103 — A BILL FOR AN ORDINANCE AMENDING CHAPTER 19.08, MAUI COUNTY CODE, RELATING TO DENSITY WITHIN RESIDENTIAL DISTRICTS
Aloha Chair Lee, Vice-Chair Sugimura and other members of the Council,
The Grassroot Institute of Hawaii would like to offer its support for Bill 103 (2024), which would allow more homes per lot in the County’s residential zoning districts on the islands of Maui and Lanai.
Maui, of course, had a severe housing shortage before the disastrous August 2023 wildfires[1] — and now the situation is even worse. But this bill could help ameliorate that situation by facilitating the construction of more homes for residents displaced by the fires
Specifically, Bill 103 (2024) would allow two houses and one accessory dwelling unit per 6,000 square feet of lot area in R-1 districts, versus only one house and one ADU under the current code.
In R-2 districts, it would allow three dwellings and two ADUs on 7,500 square feet of lot area, versus only one house and two ADUs under the current code.
And in R-3 districts, the bill would allow four houses and two ADUs on lot areas of 10,000 square feet, versus only one house and two ADUs under the current code.
Table 1, reproduced from the Maui planning director’s memo to the Lanai, Maui and Molokai planning commissions,[2] shows the a changes in greater detail:
The Grassroot Institute pointed out in its recent report, “How to facilitate more homebuilding in Hawaii,” that allowing more homes on the same lot is a powerful approach that many states and cities across the county have used to increase housing supply.
Such places include Minneapolis, Minnesota; Houston, Texas; Milwaukee, Wisconsin; and Columbus, Ohio, as well as the entire states of California and Montana.[3] Auckland, New Zealand, is a good international example.[4]
All “upzoned” their residential areas to allow greater housing density on lands already zoned for housing — and the research indicates these changes have worked.[5]
The benefits of upzoning in Hawaii wouldn’t be limited to a larger housing supply. Allowing local homeowners to build new homes on their properties would give them the opportunity to build intergenerational wealth — or just provide a place where their children or other family members could afford to live and stay in Hawaii.
Focusing on “infill” development — building homes within existing residentially zoned areas — would also help solve two major concerns with new housing. First, there typically is more water and wastewater infrastructure available in existing residential areas. And second, new housing built under this bill would not encroach on Maui’s rural and agricultural areas, which should please anyone who wants to “keep the country country.”
Thank you for the opportunity to offer our comments.
Jonathan Helton
Policy Researcher
Grassroot Institute of Hawaii
_____________
[1] Janis Magin Meierdiercks, “Maui Is Hawai‘i’s Least Affordable County for Homeownership,” Hawaii Business Magazine, April 4, 2023.
[2] Kate Blystone, “Subject: A Bill For An Ordinance Amending Sections 19.08.020 And 19.08.040, Maui County Code, Relating To Density Within Residential Districts,” Memo to the Maui, Molokai and Lanai planning commissions, Feb. 21, 2024, p. 3.
[3] Laurel Wamsley, “The hottest trend in U.S. cities? Changing zoning rules to allow more housing,” NPR, Feb. 17, 2024.
[4] Ryan Greenaway-McGrevy, “Can Zoning Reform Reduce Housing Costs? Evidence from Rents in Auckland,” University of Auckland Business School, Economic Policy Centre Working Paper No. 016, June 2023.
[5] Christina Plerhoples Stacy, Christopher Davis, Yonah Freemark et al., “Land-Use Reforms and Housing Costs,” Urban Institute, March 29, 2023; and Vicki Been, Ingrid Gould Ellen and Katherine M. O’Regan, “Supply Skepticism Revisited,” New York University Law and Economics Research Paper No. 24-12, Nov. 10, 2023.