I have been an owner of short-term rental vacation condos in Maui County since 1983 and I am opposed to the proposed legislation to phase out thousands of short term vacation rental units on Maui. Currently, I own and manage two units in Wailea which I rent to vacation guests and I visit annually for several weeks for maintenance and upgrades. This year (2024) my units generated $30,000 in GET/TAT taxes plus $52,943 in property taxes = $82,943 taxes to Maui/Hawaii. When all the meals, activities and purchases that my vacation guests spend on Maui are added up, the total dollars spent for and in Maui is sizeable, especially when the thousands of other STR vacation owners and guests are added in.
Other considerations:
EMPLOYMENT
- I employ a local Property Management company in Kihei whose staff provides vacation rental bookings, maintenance and on-site management.
- I also employ local Maui contractors and handyman services for general repairs, maintenance, tile work, plumbing, screening, A/C installation/repairs, painting, etc.
- I employ local cleaning services for all guest arrivals and departures, carpet cleaning, etc.
- I purchase all furniture and kitchen equipment replacements locally.
ECONOMY
- Short-term vacation renters significantly contribute to the local economy and small businesses that rely heavily on tourism dollars.
- Most of my STR guests would NOT be vacationing on Maui if the only alternatives were a hotel or long term stay.
LEGAL
- Legal issues related to protecting the rights of vested STR property owners and the inevitable monetary damages due to the reduction of current rental income and future property values in Maui.
In conclusion, I respectfully oppose the proposed legislation and its negative impact on Maui's employment, economy and the potential legal issues.
Mahalo for your time and consideration.
Strongly oppose. As a resident of Maui for more than 30 years, this issue is hardly new. But with all the new housing being developed and all that is planned that contains MANY affordable units and the devastating economical impact that has been shown, this bill is unreasonable and faulty.
I oppose the measure and appreciate the opportunity to be heard.
Papakea Resort is zoned H2/A2 but identified by Maui County as a Minatoya List property.
The monthly dues are very high in large part because they support an operational team of approximately 35 LOCAL RESIDENTS. Last year, Papakea’s board approved a budget to maintain personnel levels and avoiding layoffs. This decision resulted in an increase in monthly dues for every Papakea owner, but maintaining personnel was important for the community. However, high maintenance dues without the rental income from short-term rentals is unsustainable.
Papakea owners are still paying for a special assessment due to a 530% increase in insurance premiums over a single year.
Papakea owners also face a significant special assessment for the $32 million dollar plumbing project that just started this month.
Elimination of STR rights would NOT result in creation of any affordable long-term housing at Papakea.
Please consider this:
Background on Papakea
· Papakea is zoned A2/H2, raising questions as to why Papakea is even on the Minatoya List or subject to losing short-term rental rights.
· Papakea has never been workforce housing, so Papakea is NOT an example of a property that converted from workforce housing to transient vacation rental use.
· Most units at Papakea are under 600 square feet and the property has limited parking and storage. Pets are also not allowed. This is not large enough or practical for most families.
· Papakea is not in a residential neighborhood and is located directly adjacent to a long stretch of hotel-zoned properties and multiple commercial properties.
· Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Papakea’s Contributions to the Community
· Papakea’s resort operations provide employment for approximately 35 local resident employees; some have worked at the property for over 15 years.
· Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, and tree trimming.
· Papakea is the largest contributor of property taxes of all West Maui Minatoya List properties, generating $5 million per year in real property taxes alone without consideration of the TAT, GET, MCTAT, and daily spending by Papakea guests.
Individual Owner Contributions to the Community
· Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handypersons, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money.
· Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Task, and Maui Transient Accommodations Tax.
· If Maui County eliminates short-term rental rights for our property, Papakea guests are highly likely to avoid traveling to Maui so it is NOT TRUE to say that the economic benefit of these guests will be preserved because they will just find other accommodation in more expensive properties or hotels. Hotels do not offer the same kind of accommodations as STRs like Papakea. Besides being much more expensive, Hotels are not as family friendly. For example, visitors sometimes want to have a kitchen to prepare meals for their kids and not be forced to eat at a restaurant for every meal.
This measure is not well thought out! You would be shooting yourself in the foot:
- destroying existing jobs
- reducing tax income for Maui County
- creating inappropriate, small overpriced residential units
- reducing income for any business dependent on visitors
Please resist the knee-jerk reaction and think beyond that about the REAL IMPACT of this measure. Lahaina Strong will really make Lahaina WEAK, killing jobs, reducing tax income and not doing enough to create affordable residential housing.
Dear Honorable Members of the Maui County Council,
My name is Jill Clark, and I have lived on Maui for 34 years. This island is not just where I live — it’s where I’ve raised my three children, built my life, and poured everything I have into a small, local short-term rental business that I run with pride and integrity. I am not a faceless investor. I am a local resident, business owner, and full-time member of this community who loves Maui deeply and wants to see it thrive — for all of us.
I am writing today to urgently and respectfully ask you not to pass the bill phasing out short-term rentals.
I own one vacation rental and manage several others for owners who do not live here but care deeply about Maui and about doing things the right way. I treat every property I manage as if it were my own, welcoming visitors into spaces that honor the spirit of aloha. After the wildfires, my owners and I didn’t hesitate to step up — we offered our units free of charge to house displaced families and support our community. We did this because this is our home. It’s devastating now to feel that, instead of being recognized, we’re threatened to be pushed out.
I’m also responsible for 16 local workers — and by extension, 16 families. These are not abstract job numbers. These are real people: my neighbors, my friends, and community members who depend on this business to make a living. If this bill passes, most of them will lose their jobs. The ripple effect will be deep and lasting. We are just recovering from the loss of 8 lost homes due to the fires of Lahaina and now this? I ask you to please think about this deeply.
I am 63 years old, and if this bill passes, I will lose my company, my income, and my home — and I will no longer be able to care for my adult son with autism, whose future depends on the rental income I’ve worked so hard to build. Sixteen years ago, I purchased a small 400-square-foot studio as a long-term investment. I did everything right — paid my taxes, my AOAO fees, followed the law, and planned to use this property to support my son when I can no longer work. Now I’m being told that because of zoning, it may become worthless for short-term rental — and completely unsustainable as a long-term rental. With $1,600/month in AOAO dues and looming seawall assessments, it will lose money every month if used for long-term. And frankly, no one wants to rent a tiny studio long-term with those kinds of costs.
This legislation feels rushed, unbalanced, and devastatingly personal for those of us who live here and are just trying to survive. It targets people like me — local residents who followed the rules, invested in our community, and built lives around these businesses. This isn’t just policy — it’s my entire future.
Please, I urge you: work with us. Don’t phase us out — let’s come together to create strong, fair regulations that support local jobs, respect residents, and ensure the responsible use of short-term rentals. Give us a voice at the table. Let us help build solutions instead of being shut out.
Please don’t take away everything I’ve worked for. Don’t take away my ability to care for my son, or to live out the rest of my life in the place I love most.
With deep respect and aloha,
Jill Clark
Maui Resident & Local STR Owner/manager
As proud owners of a home in Maui Vista our intent is to continue contributing to the vibrancy and success of both Kihei and Maui as a whole. After traveling to Maui for decades we made the decision to purchase and invest in a property at Maui Vista, which is truly our 2nd home.
As owners we consistently contribute to the community and have been doing so for over 17 years. If this bill passes, we will keep our unit and just leave it vacant when we are not there. We do not intend to offer this property for long-term rentals as we and our family plan to continue to come and enjoy all the beauty and paradise that Maui offers. If not allowed to rent short term, it will only result in lower income for the local economy, restaurants, groceries, tourist attractions, and other local income streams.
Over the past 17 years, we have come to know countless couples that were able to come to Maui and enjoy it’s splendor and affordability of renting our humble one-bedroom unit. People in this bracket may not have been able to afford to visit Maui, secondary to costly hotel rates and those that have returned year after year would certainly not be able to do so going forward.
Dear Chair Kama, Vice Chair U'u-Hodgins, and Members of the Housing and Land Use committee,
I oppose Bill 9 as drafted and propose that the council amend Bill 9 to exclude Papakea Oceanfront Resort from the scope of Bill 9 due to its H2-A2 zoning. The planning Commission has stated previously on July 9, 2024 that they would "consider excluding those properties that are already community designed for Hotel use and those that are already partially Hotel zoned" this would exclude Papakea from Bill 9.
The county of Maui and State of Hawaii for decades, have identified Papakea as a resort property with partial Hotel zoning. Tax records classify Papakea Oceanfront Resort as a Hotel/Resort and taxes are assessed at this Hotel/resort rate. Our Parcel number and location address have put our neighborhood code as OFHOTEL. Our County zoning is A2/H2 and our Community plan designation is MF/H2/OS2. With Hotel designation is both categories.
Our Papakea resort operations are a major economic driver and employer in West Maui, Producing:
$16,902,298.17 in real property taxes over the last 5 years to assist with the needs of Maui county.
$3,100,00.00 in wages for Maui residents
35 full time benefitted staff.
Our resort supports 161 housekeepers, 26 handy people, 30 rental management companies, and over 30 trades people and contractors.
We are currently involved in a $32 million dollar plumbing project with Hawaiian contractors and financed by Hawaiian Financial institutions.
Our Maintenance dues are very high and range from $1,300.53 to over $3,000-not including past assessments and the upcoming plumbing project assessments. Other monthly costs are Mortgage and electricy charges.
I would like to thank the committee for allowing me to request that Papakea Oceanfront resort be excluded from BILL 9.
Sincerely,
Lynette Bennett
3543 Lower Honoapiilani Road, Unit 404
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose the Council amend Bill 9 to exclude Papakea Oceanfront Resort (Papakea) which the County has historically identified as having A2-H2 zoning. My sister and I purchased a studio apartment at Papakea in 2022 with the reasonable expectation short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
Papakea owners have been operating legal vacation rentals for almost fifty years and has Papakea never been workforce housing: therefore, Papakea is not an example of a property converted from workforce housing to transient vacation rental use. The majority of units at Papakea are under 600 square feet and the property has limited parking. Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
In terms of contributions to the community, Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles. Additionally, Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Ryan N. Yamauchi
3543 Lower Honoapiilani Road, Apartment B307
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Almost 50 years ago, Papakea Resort was marketed and sold as a legal vacation rental property. Papakea has never been workforce housing. Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Papakea Resort is a great community partner, providing full-time, benefited, employment for 35 local resident employees.
Additionally, Papakea Resort supports a wide variety of local trade professionals including fitness instructors, entertainers, property managers, pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, and tree trimming.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Thank you for the opportunity to comment.
Sincerely,
Rebecca Gunselman
3543 Lower Honoapiilani Road, Apartment E209
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
Papakea owners have been operating legal vacation rentals for almost fifty years.
Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
The majority of units at Papakea are under 600 square feet and the property has limited parking.
Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts.
I would like to thank the committee for the opportunity to comment.
Dear Chair Kama, Vice Chair U'u Hodgins and Members of the Housing and Land Use Committee.
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning
Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
The majority of units at Papakea are under 600 square feet and the property has limited parking.
Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
I and other owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989 and as recent as 2022.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, I and other owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental rights offensive of each buyer's investment-backed expectations.
Papakea's resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepeneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea short-term rentals support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Arlene Modell
3543 Lower Honoapiilani Road
Apartment C-108
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee,
I oppose Bill 9 as drafted and respectfully request that the Council exclude Papakea Oceanfront Resort from its scope.
Papakea has operated as a legal short-term rental property for nearly 50 years and was originally marketed and sold for that purpose. The property is located in a resort-heavy area adjacent to hotel and commercial zones, and is not integrated into a residential neighborhood. Its unit sizes, limited parking, and resort-style layout make it ill-suited for workforce housing conversion.
Phasing out short-term rental rights at Papakea would not create housing stock suitable or affordable for local families, nor would it serve the bill’s intended goals. Instead, many units would simply remain underutilized for much of the year.
Meanwhile, Papakea’s short-term rentals directly support dozens of small, locally owned businesses — including maintenance, cleaning, and on-island management services — and contribute significant tax revenue through property tax, General Excise Tax, Transient Accommodations Tax, and more. These benefits would be lost if short-term rentals were eliminated at Papakea.
I appreciate the opportunity to submit this testimony and urge the committee to amend Bill 9 to exclude Papakea.
Sincerely,
Koichi Yoshimura
Papakea Owner, 3543 Lower Honoapiilani Road, Unit A303
Aloha Chair, Vice Chair, and Members of the Maui County Council,
I am writing as a concerned property owner in Maui to express my opposition to Bill 9 as proposed by Mayor Bissen. I fully recognize the urgency of Maui’s housing crisis and the desire to find solutions that prioritize local residents. However, I believe Bill 9, as currently drafted, will have significant unintended consequences for our island’s economy, property owners, and the broader community, without delivering the affordable housing outcomes we all seek. Please do NOT pass this Bill. Linda and Bert Ryan
Arguments Against Significant Local Maui Hotel Reinvestment:
Profit Exportation: A significant portion of the profits generated by large, corporate-owned hotels often goes to out-of-state owners and management companies, rather than being fully reinvested in the local Maui economy.
Low-Wage Jobs: While hotels create jobs, many of these are in the service sector and may not be high-paying positions, making it difficult for local
residents to afford the high cost of living on the island.
Dependency on Tourism: Maui's strong reliance on tourism can make it vulnerable to economic downturns, like the decline in visitor arrivals after
the wildfires, which can have significant negative impacts on the local economy and workforce.
Competition with Local Businesses: Some argue that hotels, especially large chains, can create an uneven playing field for smaller, locally owned vacation rentals, potentially impacting the livelihoods of local residents.
Madame Chair, Madame Vice Chair, and Members of the Housing and Land Use Committee,
My name is Harlan Martens. My wife Linda and I owe property in the Kapalua Resort which we purchased in 2009 as a vacation getaway using it for two week stays 3-4 times a year. We love visiting Maui. When not using our property it is available for short-term rentals. We appreciate the Committee making this opportunity available to us to comment on Bill 9 (2025) and the amendment. We strongly oppose this proposed legislation to phase out vacation rentals. While we recognize that lack of affordable housing is a real issue for Maui County it is not inconsistent with other world class vacation destinations worldwide. Banning short term rentals is an overly broad and counterproductive solution to the issue of lack of affordable housing. Properties like Kapalua were designed for short term rental guests. They are not appropriate for long term rentals with limitations on occupancy, prohibitions on pets, lack of storage space, limited parking, mostly one bedroom units, and not affordable. A well thought out long term solution of public and private investment in affordable housing is the better solution. Maui County should built on its inherent advantages by encouraging investment driving up values and accompanying tax revenues. This proposed legislation will discourage investment, drive down property values and tax revenues, harm locally owned businesses, and increase unemployment. The people intended to be helped by this legislation will actually be hurt by a short-term rental ban. Extending the effective date of the ban to a later date in the future only creates uncertainly without addressing the ban's flaws. Thank you for the opportunity to express our views.
Harlan Martens
popcorn8803@sbcglobal.net
281-794-3566
8803 Tranquil Park Drive
Spring, Texas 77379-6862
Aloha Chair, Vice Chair, and Members of the Maui County Council,
I am writing as a concerned property owner in Maui to express my opposition to Bill 9 as pro-posed by Mayor Bissen. I fully recognize the urgency of Maui’s housing crisis and the desire to find solutions that prioritize local residents. However, I believe Bill 9, as currently drafted, will have significant unintended consequences for our island’s economy, property owners, and the broader community, without delivering the affordable housing outcomes we all seek.
Economic and Community Impacts
• Independent analysis by the University of Hawaiʻi Economic Research Organization (UHERO) projects that Bill 9 could result in the loss of nearly 1,900 local jobs, a $900 mil-lion annual drop in visitor spending, and a $60 million reduction in property tax revenue by 2029. These losses would directly impact funding for public services and future hous-ing projects, undermining the very goals the bill seeks to achieve.
• The real estate market is already reacting to the uncertainty created by this proposal. The median sales price for Maui condos has dropped nearly 25% year-over-year, and listings have surged by almost 70%. This destabilization threatens the financial security of thousands of local families, retirees, and small businesses who depend on rental in-come or property values.
Concerns About Housing Outcomes
• Many of the affected vacation rental units are in aging complexes without the amenities, parking, or infrastructure needed for long-term residential use. Surveys indicate that on-ly a small fraction of owners would convert their units to long-term rentals; most would be forced to sell or leave them vacant, which does not guarantee an increase in afforda-ble housing.
• The bill risks creating vacant properties and deteriorating condo associations, which could lead to further blight and economic hardship in our communities.
Property Rights and Fairness
• Property owners have operated under long-standing county approvals and legal frame-works. Abruptly changing the rules threatens property rights and could result in costly legal challenges for the county.
• The exemption for timeshares appears arbitrary and unfair, as both timeshares and vaca-tion rentals serve visitors and often exist in the same complexes. This inconsistency fur-ther erodes trust in the process and the fairness of the legislation.
A Call for Balanced Solutions
• I respectfully urge the Council to consider alternative approaches that address the hous-ing crisis without causing collateral damage to Maui’s economy and property owners. Options such as tiered tax increases on short-term rentals, auctioning limited permits, or incentivizing voluntary conversion to long-term rentals could provide meaningful results while preserving economic stability.
• Let’s work together to create policies that expand affordable housing, protect property rights, and sustain Maui’s unique community and economy for generations to come.
Mahalo for your time and consideration.
Hello Honorable Chair, Vice Chair, and Committee Members,
My name is Jeanette Homan and I own a short-term rental property at Haleakala Shores in Kihei. I am writing today to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
I’ve worked hard to be able to make such an amazing investment, not only for my own family but for many of my friends that have been able to come and enjoy Affordable night stays in Maui. When my friends and family come, I recommend local restaurants and tour guides with many of the relationships I have made on the island. I employ local services such as cleaners and maintenance technicians, many of whom have become like family over the years. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
Some of my guests have even said they wouldn’t have come at all if they didn’t have a vacation rental option. That matters — not just for me, but should matter to you as well! I feel this change would negatively impact the entire island. Many of the hotels are already charging $1000 per night, I see this change as a huge roadblock for tourists.
Owning in this complex has not been easy. We’ve faced huge maintenance costs, special assessments, and massive increases in insurance after the fires. These aren’t luxuries — they’re costs that ensure the property remains safe, functional, and appealing. STR income helps cover those costs while supporting local workers.
I share your concern, as I did offer my home as a long-term rental for a business owner from Lahaina. He lost his home and his restaurant, I allowed him rent my home for eight months at a very reasonable rate, and let him use my car for free. He also owns a restaurant in California where my main home is and so I felt led to help him in this way. And I would do so again if needed. However, please let’s work together and find a fair way to address the long-term rental shortage. My condo is located in an area that provides affordable vacation stays and encourages tourism on the island which is a vital part of Maui‘s income. Please carefully consider your decision as it will hugely impact the entire island
Mahalo for your time and consideration.
Sincerely,
Jeanette Homan
2619 South Kihei Rd., unit B412, Kihei, Hawaii
TIM DUCHENE, Wailea Sunset Condo
at June 07, 2025 at 7:21am HST
Aloha Chair, Vice Chair, and Committee Members,
My name is Tim Duchene, and my wife and I own a condo at Wailea Ekolu Village, a short-term rental property in Maui County. I am writing today to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
I’ve worked hard to be a responsible and community-oriented owner. I recommend local restaurants and tour guides in my welcome guide. I employ local service providers — cleaners, maintenance techs, and landscapers — many of whom have become like family over the years. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
Some of my guests have even said they wouldn’t have come at all if they didn’t have a vacation rental alternative to the hotels that are upwards of five times more expensive than our STR. That matters — not just to me, but to all the small businesses they supported during their stay.
Owning in this complex has not been easy. We’ve faced huge maintenance costs, special assessments, and massive premium increases in insurance following the fires. These aren’t luxuries — they’re costs that ensure the property remains safe, functional, and appealing. STR income helps cover those costs while supporting local workers.
This legislation feels rushed and one-sided. I urge the Council to work with owners like me to find a fair and balanced path forward — one that protects local jobs, supports the economy, and holds STR owners to high standards, instead of phasing us out completely.
Mahalo for your time and consideration.
Sincerely,
Tim & Carolyn Duchene
tim@waileasunsetcondo.com
949-310-6543 cell
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
Thank you for the opportunity to provide testimony relating to your consideration of Bill 9 submitted to you by Mayor Bisson and for your service as Council members. A formatted PDF copy of this testimony is attached to this comment.
For the record, I oppose Bill 9 as drafted for many reasons, but primarily because it does not include the recommendation of the Planning and Land Use Commission to exclude Papakea Oceanfront Resort and other named properties which were identified as having historic STR rights due to their zoning classification. What was the point of the Planning and Land Use Commission review process (a process that involved hours of testimony and substantive deliberations) if the mayor’s intent was to ignore their recommendations?
I would request that the Council correct this oversight and heed the recommendation of the Planning and Land Use Commission by amending Bill 9 to exclude Papakea Oceanfront Resort, which the County has historically identified as having A2-H2 zoning.
Some Facts About Papakea
Our AOAO Board of Directors has worked hard to provide facts and information about our property that bolster our argument and help justify your decision to exclude Papakea from the broad scope of Bill 9. Here are a few:
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing. Papakea is not an example of a property that transitioned over time from workforce housing to transient vacation rental use.
• The majority of units at Papakea are studio and 1-bedroom units and the property has limited parking -- less than 1 space per unit.
• Papakea is not in a traditional residential neighborhood and is located alongside a long stretch of hotel-zoned properties. Papakea is further separated from residential neighborhoods of Honokowai by a buffer of commercially zoned properties fronting Lower Honoapiilani Road.
• Unlike apartment buildings designed for long-term residential use, Papakea was built with a full-service front desk to provide guest services including centralized hotel-type mail delivery. Unlike traditional residential condominiums, individual USPS mailboxes are not provided.
• There is an activity concierge, shared activity space, and other common resort amenities.
Papakea is an Economic Driver for the Community
The decision to exclude Papakea from Bill 9 should also rely on the positive impact that Papakea has on the Maui economy, operating as a property with STR rights.
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees. Some have worked at the property for over 17 years. Some started in entry-level positions and worked into supervisory roles. Every one of these employees spends their paychecks in Maui County.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, engineers, architects and arborists. Most, if not all of these professionals put their compensation right back into the Maui economy. They live here!
• Many small businesses owned and operated by local residents from the Maui community, including housekeepers, handymen, on-island agents, and contractors rely on Papakea short-term rentals. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. These are Maui residents supporting their families through hard work.
• Papakea guests and owners support many small businesses on the island including restaurants, tour operators, activities, retail shops and services.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax. Unfortunately, the UHERO report provides woefully inadequate information on the actual impact of Bill 9, should it be adopted without amendments.
Papakea is a Part of the Maui Community
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts and embrace the opportunity to learn about local culture and traditions.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Sam Engel
Owner, Papakea Oceanfront Resort
3543 Lower Honoapiilani Road, Apartment J201
June 7, 2025
OPPOSITION TO BILL 9
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee,
I oppose Bill 9 as drafted and urge the Council to exclude Papakea Oceanfront Resort, which the
County has historically recognized with A2-H2 zoning. Papakea was originally marketed and sold as
a legal vacation rental property, and owners have operated legal vacation rentals for nearly fifty
years. Unlike other properties affected by this bill, Papakea was never workforce housing and was
designed for vacation rentals.
Restricting vacation rentals at Papakea would harm Maui’s economy, reducing tourism-driven
revenue that sustains local businesses, restaurants, and service providers. Papakea guests and owners
support local businesses daily—dining at nearby restaurants, booking tours, renting water sports
equipment, and shopping at farmers’ markets and small retailers. Additionally, Papakea employs
local contractors, property management services, cleaners, and maintenance crews, ensuring that jobs
and economic benefits stay within the community.
Papakea is not in a residential neighborhood—it is located alongside hotel-zoned properties and
adjacent to commercially-zoned areas. The majority of its units are under 600 square feet with
limited parking, making it unsuited for long-term residential use. Removing Papakea from the
vacation rental market would not free up affordable housing but would instead reduce tourism-driven
spending, negatively impacting the local economy.
Rather than imposing broad restrictions, the Council should consider balanced regulations that
protect the economy while addressing community concerns. Papakea has long been a responsible and
well-managed vacation rental community, and prohibiting its operations under Bill 9 would have
unintended consequences.
I respectfully urge you to exclude Papakea Oceanfront Resort from Bill 9.
Thank you for your time and consideration.
Sincerely,
Sonia McLeod
3543 Lower Honoapiilani Road, Apartment E309
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
Papakea owners have been operating legal vacation rentals for almost fifty years.
Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
The majority of units at Papakea are under 600 square feet and the property has limited parking.
Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts.
I would like to thank the committee for the opportunity to comment.
I have been an owner of short-term rental vacation condos in Maui County since 1983 and I am opposed to the proposed legislation to phase out thousands of short term vacation rental units on Maui. Currently, I own and manage two units in Wailea which I rent to vacation guests and I visit annually for several weeks for maintenance and upgrades. This year (2024) my units generated $30,000 in GET/TAT taxes plus $52,943 in property taxes = $82,943 taxes to Maui/Hawaii. When all the meals, activities and purchases that my vacation guests spend on Maui are added up, the total dollars spent for and in Maui is sizeable, especially when the thousands of other STR vacation owners and guests are added in.
Other considerations:
EMPLOYMENT
- I employ a local Property Management company in Kihei whose staff provides vacation rental bookings, maintenance and on-site management.
- I also employ local Maui contractors and handyman services for general repairs, maintenance, tile work, plumbing, screening, A/C installation/repairs, painting, etc.
- I employ local cleaning services for all guest arrivals and departures, carpet cleaning, etc.
- I purchase all furniture and kitchen equipment replacements locally.
ECONOMY
- Short-term vacation renters significantly contribute to the local economy and small businesses that rely heavily on tourism dollars.
- Most of my STR guests would NOT be vacationing on Maui if the only alternatives were a hotel or long term stay.
LEGAL
- Legal issues related to protecting the rights of vested STR property owners and the inevitable monetary damages due to the reduction of current rental income and future property values in Maui.
In conclusion, I respectfully oppose the proposed legislation and its negative impact on Maui's employment, economy and the potential legal issues.
Mahalo for your time and consideration.
Sincerely,
Gilbert Van Valkenburg, JD, LLM
-
Strongly oppose. As a resident of Maui for more than 30 years, this issue is hardly new. But with all the new housing being developed and all that is planned that contains MANY affordable units and the devastating economical impact that has been shown, this bill is unreasonable and faulty.
Dear Maui County Planning Commission:
I oppose the measure and appreciate the opportunity to be heard.
Papakea Resort is zoned H2/A2 but identified by Maui County as a Minatoya List property.
The monthly dues are very high in large part because they support an operational team of approximately 35 LOCAL RESIDENTS. Last year, Papakea’s board approved a budget to maintain personnel levels and avoiding layoffs. This decision resulted in an increase in monthly dues for every Papakea owner, but maintaining personnel was important for the community. However, high maintenance dues without the rental income from short-term rentals is unsustainable.
Papakea owners are still paying for a special assessment due to a 530% increase in insurance premiums over a single year.
Papakea owners also face a significant special assessment for the $32 million dollar plumbing project that just started this month.
Elimination of STR rights would NOT result in creation of any affordable long-term housing at Papakea.
Please consider this:
Background on Papakea
· Papakea is zoned A2/H2, raising questions as to why Papakea is even on the Minatoya List or subject to losing short-term rental rights.
· Papakea has never been workforce housing, so Papakea is NOT an example of a property that converted from workforce housing to transient vacation rental use.
· Most units at Papakea are under 600 square feet and the property has limited parking and storage. Pets are also not allowed. This is not large enough or practical for most families.
· Papakea is not in a residential neighborhood and is located directly adjacent to a long stretch of hotel-zoned properties and multiple commercial properties.
· Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Papakea’s Contributions to the Community
· Papakea’s resort operations provide employment for approximately 35 local resident employees; some have worked at the property for over 15 years.
· Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, and tree trimming.
· Papakea is the largest contributor of property taxes of all West Maui Minatoya List properties, generating $5 million per year in real property taxes alone without consideration of the TAT, GET, MCTAT, and daily spending by Papakea guests.
Individual Owner Contributions to the Community
· Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handypersons, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money.
· Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Task, and Maui Transient Accommodations Tax.
· If Maui County eliminates short-term rental rights for our property, Papakea guests are highly likely to avoid traveling to Maui so it is NOT TRUE to say that the economic benefit of these guests will be preserved because they will just find other accommodation in more expensive properties or hotels. Hotels do not offer the same kind of accommodations as STRs like Papakea. Besides being much more expensive, Hotels are not as family friendly. For example, visitors sometimes want to have a kitchen to prepare meals for their kids and not be forced to eat at a restaurant for every meal.
This measure is not well thought out! You would be shooting yourself in the foot:
- destroying existing jobs
- reducing tax income for Maui County
- creating inappropriate, small overpriced residential units
- reducing income for any business dependent on visitors
Please resist the knee-jerk reaction and think beyond that about the REAL IMPACT of this measure. Lahaina Strong will really make Lahaina WEAK, killing jobs, reducing tax income and not doing enough to create affordable residential housing.
Thank you for your thoughtful consideration!
Dear Honorable Members of the Maui County Council,
My name is Jill Clark, and I have lived on Maui for 34 years. This island is not just where I live — it’s where I’ve raised my three children, built my life, and poured everything I have into a small, local short-term rental business that I run with pride and integrity. I am not a faceless investor. I am a local resident, business owner, and full-time member of this community who loves Maui deeply and wants to see it thrive — for all of us.
I am writing today to urgently and respectfully ask you not to pass the bill phasing out short-term rentals.
I own one vacation rental and manage several others for owners who do not live here but care deeply about Maui and about doing things the right way. I treat every property I manage as if it were my own, welcoming visitors into spaces that honor the spirit of aloha. After the wildfires, my owners and I didn’t hesitate to step up — we offered our units free of charge to house displaced families and support our community. We did this because this is our home. It’s devastating now to feel that, instead of being recognized, we’re threatened to be pushed out.
I’m also responsible for 16 local workers — and by extension, 16 families. These are not abstract job numbers. These are real people: my neighbors, my friends, and community members who depend on this business to make a living. If this bill passes, most of them will lose their jobs. The ripple effect will be deep and lasting. We are just recovering from the loss of 8 lost homes due to the fires of Lahaina and now this? I ask you to please think about this deeply.
I am 63 years old, and if this bill passes, I will lose my company, my income, and my home — and I will no longer be able to care for my adult son with autism, whose future depends on the rental income I’ve worked so hard to build. Sixteen years ago, I purchased a small 400-square-foot studio as a long-term investment. I did everything right — paid my taxes, my AOAO fees, followed the law, and planned to use this property to support my son when I can no longer work. Now I’m being told that because of zoning, it may become worthless for short-term rental — and completely unsustainable as a long-term rental. With $1,600/month in AOAO dues and looming seawall assessments, it will lose money every month if used for long-term. And frankly, no one wants to rent a tiny studio long-term with those kinds of costs.
This legislation feels rushed, unbalanced, and devastatingly personal for those of us who live here and are just trying to survive. It targets people like me — local residents who followed the rules, invested in our community, and built lives around these businesses. This isn’t just policy — it’s my entire future.
Please, I urge you: work with us. Don’t phase us out — let’s come together to create strong, fair regulations that support local jobs, respect residents, and ensure the responsible use of short-term rentals. Give us a voice at the table. Let us help build solutions instead of being shut out.
Please don’t take away everything I’ve worked for. Don’t take away my ability to care for my son, or to live out the rest of my life in the place I love most.
With deep respect and aloha,
Jill Clark
Maui Resident & Local STR Owner/manager
As proud owners of a home in Maui Vista our intent is to continue contributing to the vibrancy and success of both Kihei and Maui as a whole. After traveling to Maui for decades we made the decision to purchase and invest in a property at Maui Vista, which is truly our 2nd home.
As owners we consistently contribute to the community and have been doing so for over 17 years. If this bill passes, we will keep our unit and just leave it vacant when we are not there. We do not intend to offer this property for long-term rentals as we and our family plan to continue to come and enjoy all the beauty and paradise that Maui offers. If not allowed to rent short term, it will only result in lower income for the local economy, restaurants, groceries, tourist attractions, and other local income streams.
Over the past 17 years, we have come to know countless couples that were able to come to Maui and enjoy it’s splendor and affordability of renting our humble one-bedroom unit. People in this bracket may not have been able to afford to visit Maui, secondary to costly hotel rates and those that have returned year after year would certainly not be able to do so going forward.
Dear Chair Kama, Vice Chair U'u-Hodgins, and Members of the Housing and Land Use committee,
I oppose Bill 9 as drafted and propose that the council amend Bill 9 to exclude Papakea Oceanfront Resort from the scope of Bill 9 due to its H2-A2 zoning. The planning Commission has stated previously on July 9, 2024 that they would "consider excluding those properties that are already community designed for Hotel use and those that are already partially Hotel zoned" this would exclude Papakea from Bill 9.
The county of Maui and State of Hawaii for decades, have identified Papakea as a resort property with partial Hotel zoning. Tax records classify Papakea Oceanfront Resort as a Hotel/Resort and taxes are assessed at this Hotel/resort rate. Our Parcel number and location address have put our neighborhood code as OFHOTEL. Our County zoning is A2/H2 and our Community plan designation is MF/H2/OS2. With Hotel designation is both categories.
Our Papakea resort operations are a major economic driver and employer in West Maui, Producing:
$16,902,298.17 in real property taxes over the last 5 years to assist with the needs of Maui county.
$3,100,00.00 in wages for Maui residents
35 full time benefitted staff.
Our resort supports 161 housekeepers, 26 handy people, 30 rental management companies, and over 30 trades people and contractors.
We are currently involved in a $32 million dollar plumbing project with Hawaiian contractors and financed by Hawaiian Financial institutions.
Our Maintenance dues are very high and range from $1,300.53 to over $3,000-not including past assessments and the upcoming plumbing project assessments. Other monthly costs are Mortgage and electricy charges.
I would like to thank the committee for allowing me to request that Papakea Oceanfront resort be excluded from BILL 9.
Sincerely,
Lynette Bennett
3543 Lower Honoapiilani Road, Unit 404
August 7, 2025
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose the Council amend Bill 9 to exclude Papakea Oceanfront Resort (Papakea) which the County has historically identified as having A2-H2 zoning. My sister and I purchased a studio apartment at Papakea in 2022 with the reasonable expectation short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
Papakea owners have been operating legal vacation rentals for almost fifty years and has Papakea never been workforce housing: therefore, Papakea is not an example of a property converted from workforce housing to transient vacation rental use. The majority of units at Papakea are under 600 square feet and the property has limited parking. Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
In terms of contributions to the community, Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles. Additionally, Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Ryan N. Yamauchi
3543 Lower Honoapiilani Road, Apartment B307
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Almost 50 years ago, Papakea Resort was marketed and sold as a legal vacation rental property. Papakea has never been workforce housing. Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Papakea Resort is a great community partner, providing full-time, benefited, employment for 35 local resident employees.
Additionally, Papakea Resort supports a wide variety of local trade professionals including fitness instructors, entertainers, property managers, pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, and tree trimming.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Thank you for the opportunity to comment.
Sincerely,
Rebecca Gunselman
3543 Lower Honoapiilani Road, Apartment E209
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
Papakea owners have been operating legal vacation rentals for almost fifty years.
Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
The majority of units at Papakea are under 600 square feet and the property has limited parking.
Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Jill Vernor
3543 Lower Honoapiilani Road, Apartment J203
Dear Chair Kama, Vice Chair U'u Hodgins and Members of the Housing and Land Use Committee.
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning
Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
The majority of units at Papakea are under 600 square feet and the property has limited parking.
Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
I and other owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989 and as recent as 2022.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, I and other owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental rights offensive of each buyer's investment-backed expectations.
Papakea's resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepeneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea short-term rentals support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Arlene Modell
3543 Lower Honoapiilani Road
Apartment C-108
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee,
I oppose Bill 9 as drafted and respectfully request that the Council exclude Papakea Oceanfront Resort from its scope.
Papakea has operated as a legal short-term rental property for nearly 50 years and was originally marketed and sold for that purpose. The property is located in a resort-heavy area adjacent to hotel and commercial zones, and is not integrated into a residential neighborhood. Its unit sizes, limited parking, and resort-style layout make it ill-suited for workforce housing conversion.
Phasing out short-term rental rights at Papakea would not create housing stock suitable or affordable for local families, nor would it serve the bill’s intended goals. Instead, many units would simply remain underutilized for much of the year.
Meanwhile, Papakea’s short-term rentals directly support dozens of small, locally owned businesses — including maintenance, cleaning, and on-island management services — and contribute significant tax revenue through property tax, General Excise Tax, Transient Accommodations Tax, and more. These benefits would be lost if short-term rentals were eliminated at Papakea.
I appreciate the opportunity to submit this testimony and urge the committee to amend Bill 9 to exclude Papakea.
Sincerely,
Koichi Yoshimura
Papakea Owner, 3543 Lower Honoapiilani Road, Unit A303
Aloha Chair, Vice Chair, and Members of the Maui County Council,
I am writing as a concerned property owner in Maui to express my opposition to Bill 9 as proposed by Mayor Bissen. I fully recognize the urgency of Maui’s housing crisis and the desire to find solutions that prioritize local residents. However, I believe Bill 9, as currently drafted, will have significant unintended consequences for our island’s economy, property owners, and the broader community, without delivering the affordable housing outcomes we all seek. Please do NOT pass this Bill. Linda and Bert Ryan
Arguments Against Significant Local Maui Hotel Reinvestment:
Profit Exportation: A significant portion of the profits generated by large, corporate-owned hotels often goes to out-of-state owners and management companies, rather than being fully reinvested in the local Maui economy.
Low-Wage Jobs: While hotels create jobs, many of these are in the service sector and may not be high-paying positions, making it difficult for local
residents to afford the high cost of living on the island.
Dependency on Tourism: Maui's strong reliance on tourism can make it vulnerable to economic downturns, like the decline in visitor arrivals after
the wildfires, which can have significant negative impacts on the local economy and workforce.
Competition with Local Businesses: Some argue that hotels, especially large chains, can create an uneven playing field for smaller, locally owned vacation rentals, potentially impacting the livelihoods of local residents.
OPPOSE
Madame Chair, Madame Vice Chair, and Members of the Housing and Land Use Committee,
My name is Harlan Martens. My wife Linda and I owe property in the Kapalua Resort which we purchased in 2009 as a vacation getaway using it for two week stays 3-4 times a year. We love visiting Maui. When not using our property it is available for short-term rentals. We appreciate the Committee making this opportunity available to us to comment on Bill 9 (2025) and the amendment. We strongly oppose this proposed legislation to phase out vacation rentals. While we recognize that lack of affordable housing is a real issue for Maui County it is not inconsistent with other world class vacation destinations worldwide. Banning short term rentals is an overly broad and counterproductive solution to the issue of lack of affordable housing. Properties like Kapalua were designed for short term rental guests. They are not appropriate for long term rentals with limitations on occupancy, prohibitions on pets, lack of storage space, limited parking, mostly one bedroom units, and not affordable. A well thought out long term solution of public and private investment in affordable housing is the better solution. Maui County should built on its inherent advantages by encouraging investment driving up values and accompanying tax revenues. This proposed legislation will discourage investment, drive down property values and tax revenues, harm locally owned businesses, and increase unemployment. The people intended to be helped by this legislation will actually be hurt by a short-term rental ban. Extending the effective date of the ban to a later date in the future only creates uncertainly without addressing the ban's flaws. Thank you for the opportunity to express our views.
Harlan Martens
popcorn8803@sbcglobal.net
281-794-3566
8803 Tranquil Park Drive
Spring, Texas 77379-6862
Aloha Chair, Vice Chair, and Members of the Maui County Council,
I am writing as a concerned property owner in Maui to express my opposition to Bill 9 as pro-posed by Mayor Bissen. I fully recognize the urgency of Maui’s housing crisis and the desire to find solutions that prioritize local residents. However, I believe Bill 9, as currently drafted, will have significant unintended consequences for our island’s economy, property owners, and the broader community, without delivering the affordable housing outcomes we all seek.
Economic and Community Impacts
• Independent analysis by the University of Hawaiʻi Economic Research Organization (UHERO) projects that Bill 9 could result in the loss of nearly 1,900 local jobs, a $900 mil-lion annual drop in visitor spending, and a $60 million reduction in property tax revenue by 2029. These losses would directly impact funding for public services and future hous-ing projects, undermining the very goals the bill seeks to achieve.
• The real estate market is already reacting to the uncertainty created by this proposal. The median sales price for Maui condos has dropped nearly 25% year-over-year, and listings have surged by almost 70%. This destabilization threatens the financial security of thousands of local families, retirees, and small businesses who depend on rental in-come or property values.
Concerns About Housing Outcomes
• Many of the affected vacation rental units are in aging complexes without the amenities, parking, or infrastructure needed for long-term residential use. Surveys indicate that on-ly a small fraction of owners would convert their units to long-term rentals; most would be forced to sell or leave them vacant, which does not guarantee an increase in afforda-ble housing.
• The bill risks creating vacant properties and deteriorating condo associations, which could lead to further blight and economic hardship in our communities.
Property Rights and Fairness
• Property owners have operated under long-standing county approvals and legal frame-works. Abruptly changing the rules threatens property rights and could result in costly legal challenges for the county.
• The exemption for timeshares appears arbitrary and unfair, as both timeshares and vaca-tion rentals serve visitors and often exist in the same complexes. This inconsistency fur-ther erodes trust in the process and the fairness of the legislation.
A Call for Balanced Solutions
• I respectfully urge the Council to consider alternative approaches that address the hous-ing crisis without causing collateral damage to Maui’s economy and property owners. Options such as tiered tax increases on short-term rentals, auctioning limited permits, or incentivizing voluntary conversion to long-term rentals could provide meaningful results while preserving economic stability.
• Let’s work together to create policies that expand affordable housing, protect property rights, and sustain Maui’s unique community and economy for generations to come.
Mahalo for your time and consideration.
Hello Honorable Chair, Vice Chair, and Committee Members,
My name is Jeanette Homan and I own a short-term rental property at Haleakala Shores in Kihei. I am writing today to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
I’ve worked hard to be able to make such an amazing investment, not only for my own family but for many of my friends that have been able to come and enjoy Affordable night stays in Maui. When my friends and family come, I recommend local restaurants and tour guides with many of the relationships I have made on the island. I employ local services such as cleaners and maintenance technicians, many of whom have become like family over the years. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
Some of my guests have even said they wouldn’t have come at all if they didn’t have a vacation rental option. That matters — not just for me, but should matter to you as well! I feel this change would negatively impact the entire island. Many of the hotels are already charging $1000 per night, I see this change as a huge roadblock for tourists.
Owning in this complex has not been easy. We’ve faced huge maintenance costs, special assessments, and massive increases in insurance after the fires. These aren’t luxuries — they’re costs that ensure the property remains safe, functional, and appealing. STR income helps cover those costs while supporting local workers.
I share your concern, as I did offer my home as a long-term rental for a business owner from Lahaina. He lost his home and his restaurant, I allowed him rent my home for eight months at a very reasonable rate, and let him use my car for free. He also owns a restaurant in California where my main home is and so I felt led to help him in this way. And I would do so again if needed. However, please let’s work together and find a fair way to address the long-term rental shortage. My condo is located in an area that provides affordable vacation stays and encourages tourism on the island which is a vital part of Maui‘s income. Please carefully consider your decision as it will hugely impact the entire island
Mahalo for your time and consideration.
Sincerely,
Jeanette Homan
2619 South Kihei Rd., unit B412, Kihei, Hawaii
Aloha Chair, Vice Chair, and Committee Members,
My name is Tim Duchene, and my wife and I own a condo at Wailea Ekolu Village, a short-term rental property in Maui County. I am writing today to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
I’ve worked hard to be a responsible and community-oriented owner. I recommend local restaurants and tour guides in my welcome guide. I employ local service providers — cleaners, maintenance techs, and landscapers — many of whom have become like family over the years. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
Some of my guests have even said they wouldn’t have come at all if they didn’t have a vacation rental alternative to the hotels that are upwards of five times more expensive than our STR. That matters — not just to me, but to all the small businesses they supported during their stay.
Owning in this complex has not been easy. We’ve faced huge maintenance costs, special assessments, and massive premium increases in insurance following the fires. These aren’t luxuries — they’re costs that ensure the property remains safe, functional, and appealing. STR income helps cover those costs while supporting local workers.
This legislation feels rushed and one-sided. I urge the Council to work with owners like me to find a fair and balanced path forward — one that protects local jobs, supports the economy, and holds STR owners to high standards, instead of phasing us out completely.
Mahalo for your time and consideration.
Sincerely,
Tim & Carolyn Duchene
tim@waileasunsetcondo.com
949-310-6543 cell
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
Thank you for the opportunity to provide testimony relating to your consideration of Bill 9 submitted to you by Mayor Bisson and for your service as Council members. A formatted PDF copy of this testimony is attached to this comment.
For the record, I oppose Bill 9 as drafted for many reasons, but primarily because it does not include the recommendation of the Planning and Land Use Commission to exclude Papakea Oceanfront Resort and other named properties which were identified as having historic STR rights due to their zoning classification. What was the point of the Planning and Land Use Commission review process (a process that involved hours of testimony and substantive deliberations) if the mayor’s intent was to ignore their recommendations?
I would request that the Council correct this oversight and heed the recommendation of the Planning and Land Use Commission by amending Bill 9 to exclude Papakea Oceanfront Resort, which the County has historically identified as having A2-H2 zoning.
Some Facts About Papakea
Our AOAO Board of Directors has worked hard to provide facts and information about our property that bolster our argument and help justify your decision to exclude Papakea from the broad scope of Bill 9. Here are a few:
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing. Papakea is not an example of a property that transitioned over time from workforce housing to transient vacation rental use.
• The majority of units at Papakea are studio and 1-bedroom units and the property has limited parking -- less than 1 space per unit.
• Papakea is not in a traditional residential neighborhood and is located alongside a long stretch of hotel-zoned properties. Papakea is further separated from residential neighborhoods of Honokowai by a buffer of commercially zoned properties fronting Lower Honoapiilani Road.
• Unlike apartment buildings designed for long-term residential use, Papakea was built with a full-service front desk to provide guest services including centralized hotel-type mail delivery. Unlike traditional residential condominiums, individual USPS mailboxes are not provided.
• There is an activity concierge, shared activity space, and other common resort amenities.
Papakea is an Economic Driver for the Community
The decision to exclude Papakea from Bill 9 should also rely on the positive impact that Papakea has on the Maui economy, operating as a property with STR rights.
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees. Some have worked at the property for over 17 years. Some started in entry-level positions and worked into supervisory roles. Every one of these employees spends their paychecks in Maui County.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, engineers, architects and arborists. Most, if not all of these professionals put their compensation right back into the Maui economy. They live here!
• Many small businesses owned and operated by local residents from the Maui community, including housekeepers, handymen, on-island agents, and contractors rely on Papakea short-term rentals. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. These are Maui residents supporting their families through hard work.
• Papakea guests and owners support many small businesses on the island including restaurants, tour operators, activities, retail shops and services.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax. Unfortunately, the UHERO report provides woefully inadequate information on the actual impact of Bill 9, should it be adopted without amendments.
Papakea is a Part of the Maui Community
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts and embrace the opportunity to learn about local culture and traditions.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Sam Engel
Owner, Papakea Oceanfront Resort
3543 Lower Honoapiilani Road, Apartment J201
June 7, 2025
OPPOSITION TO BILL 9
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee,
I oppose Bill 9 as drafted and urge the Council to exclude Papakea Oceanfront Resort, which the
County has historically recognized with A2-H2 zoning. Papakea was originally marketed and sold as
a legal vacation rental property, and owners have operated legal vacation rentals for nearly fifty
years. Unlike other properties affected by this bill, Papakea was never workforce housing and was
designed for vacation rentals.
Restricting vacation rentals at Papakea would harm Maui’s economy, reducing tourism-driven
revenue that sustains local businesses, restaurants, and service providers. Papakea guests and owners
support local businesses daily—dining at nearby restaurants, booking tours, renting water sports
equipment, and shopping at farmers’ markets and small retailers. Additionally, Papakea employs
local contractors, property management services, cleaners, and maintenance crews, ensuring that jobs
and economic benefits stay within the community.
Papakea is not in a residential neighborhood—it is located alongside hotel-zoned properties and
adjacent to commercially-zoned areas. The majority of its units are under 600 square feet with
limited parking, making it unsuited for long-term residential use. Removing Papakea from the
vacation rental market would not free up affordable housing but would instead reduce tourism-driven
spending, negatively impacting the local economy.
Rather than imposing broad restrictions, the Council should consider balanced regulations that
protect the economy while addressing community concerns. Papakea has long been a responsible and
well-managed vacation rental community, and prohibiting its operations under Bill 9 would have
unintended consequences.
I respectfully urge you to exclude Papakea Oceanfront Resort from Bill 9.
Thank you for your time and consideration.
Sincerely,
Sonia McLeod
3543 Lower Honoapiilani Road, Apartment E309
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
Papakea owners have been operating legal vacation rentals for almost fifty years.
Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
The majority of units at Papakea are under 600 square feet and the property has limited parking.
Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic and cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Ed Herold
3543 Lower Honoapiilani Road, Apartment J203