HLU-4 Bill 9 (2025) BILL 9 (2025), AMENDING CHAPTERS 19.12, 19.32, AND 19.37, MAUI COUNTY CODE, RELATING TO TRANSIENT VACATION RENTALS IN APARTMENT DISTRICTS (HLU-4)
Aloha my name is Consuelo Apolo-Gonsalves and I'm in full support of this bill you know growing up here all my life I have seen drastic changes but at this day and age who wouldn't want a place to live even if it's in these condo/apartment I know if it was me I would and I know alot of others that would too
Subject: Testimony on Bill 9 (2025) – Oppose Bill Entirely; Support Timeshare Exemption if Passed
Aloha Council Members,
I am writing to express my strong opposition to Bill 9 (2025). This bill would eliminate long-standing, legally operating short-term rentals—including timeshare usage—that have contributed positively to Maui’s economy and community for decades.
However, I do appreciate the amendment in the current draft (CD1) that exempts validly existing timeshare units and timeshare plans from the phase-out. If the Council moves forward with Bill 9, I urge you to retain this exemption as a minimum safeguard to prevent serious harm to owners, workers, and the local economy.
I am a timeshare owner at the Kuleana Club. Like hundreds of others, I own one week per year—not a second home, not an investment property. I return regularly, support local restaurants, spend at neighborhood shops, and have built lasting relationships on the island. Timeshare owners like me are part of a stable community of repeat visitors who care deeply about Maui’s well-being.
Timeshare properties are fundamentally different from vacation rentals. Units are deeded one week at a time to hundreds of families, which makes them impossible to convert to long-term housing. Including timeshares in a short-term rental ban would not create housing—but it would devastate workers and remove a reliable source of local tax revenue. Properties like Kuleana Club operate legally under Maui County Code 19.37.010, and are fully compliant with TAT and GET tax regulations. Our occupancy rates are high, and our owners consistently contribute to the island’s economy, even in difficult times.
More importantly, timeshares support stable jobs. Many employees at the Kuleana Club have been with the property for over 25 years. Several lost their homes in the Lahaina fire. If timeshare usage is eliminated, these long-standing staff members risk losing the only thing they have left—their livelihood.
Timeshare owners and resorts have also stepped up in times of crisis. The industry has contributed millions to wildfire recovery and donated thousands of room nights to displaced families and first responders. That commitment continues today.
In summary:
• I urge you to oppose Bill 9 entirely.
• But if it passes, please retain the CD1 amendment exempting timeshares.
• Timeshares are not TVRs.
• This exemption is a fair, balanced, and lawful solution that protects jobs, housing neutrality, and tax revenue—without compromising the County’s broader goals.
Mahalo for your time, your service, and for considering the perspective of owners like me.
Kendrick Redford & Jasmine Davidson
Sooke, British Columbia, Canada
Kuleana Club Timeshare Owner – Unit 307, Week 15
We invested in our Kuleana timeshare unit in 1992 and have been supporting the Maui economy and paying taxes and associated fees with our family's annual visits and required payments to the aforementioned costs and taxes. It is unthinkable that our long term ownership (we purchased two weeks ownership in our Kuleana unit, outright) can be simply abrogated by this proposed law. Such property ownership and investment must not be brushed aside. We strongly oppose this proposed legislation. Thank you. Anthony DeVico
Aloha Chair, Vice Chair, and Committee Members,
My name is Sabina Giffin, and I own a short-term rental property in Maui County. I am really concerned about the proposed legislation to phase out more than 7,000 vacation rentals.
I have been visiting Maui since 1990 with my family. I enjoy the culture and vibe of this island over any other one. I believe that many people in the World share the same love to this beautiful island.
Having said that I would like to emphasize that the rising cost of the hotels on island made it impossible for middle class families to enjoy the island.
The short-term rentals made this possible. In addition, the short-term rental business provided jobs to the local communities and high revenues to the island’s fiscal budget.
I understand that the fire in Lahaina created the shortage of housing. However, I believe that the ban of STRs are not going to solve the problem in its core.
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,
Testimony Opposing Ban of Short-Term Rentals (STRs) zoned A1/A2 on the Minatoya List
Aloha Chairs and Committee Members,
I own property in the Kapalua Resort in Maui County. I oppose broad application of the short-term rental ban because it will cause great damage to the economy of Maui and hardship to its residents. I believe that the proposed legislation is too broad and should be amended to exempt the Kapalua Resort and similar resort properties clearly and unambiguously from the proposed short-term rental ban.
Multiple studies have shown that the proposed ordinance will have a very harmful impact on the Maui economy, particularly if a ban is broad and not tailored to balance the need for affordable housing with the significant damage to tourism and the Maui economy. In balancing these considerations, the clear and obvious public interest requires exempting the Kapalua Resort and similar properties from any short-term rental ban the County might adopt.
The Kapalua Resort is a master planned resort community. The Kapalua Bay, Ridge, and Golf Villas were planned, approved, constructed, and sold for primarily vacation use, including short-term rental. They have been used continuously to include short-term rentals for over 45 years. Their use has never changed, they have never been affordable housing, and they have never been workforce housing.
Owners in the Kapalua Resort, like me, support the local Maui community. We frequent and recommend many local businesses and employ many local service providers, many of whom have become valued friends over the years. Sadly, the proposed ordinance has already damaged tourism and negatively impacted the local community.
The Kapalua Bay, Ridge, and Golf Villas are not suitable for affordable family housing. The Villas are very expensive to buy and maintain. Insurance and taxes are very expensive and annual homeowners’ expenses can exceed over $32,000. Construction of affordable housing is the only solution for most unhoused residents who reside and work in Maui.
Please exclude the Kapalua Resort from any short-term rental ban you might recommend. Loss of these properties as STR’s would not create affordable housing (because of their high property values and high association fees), and loss of tourism dollars from banning them would only result in a negative impact on local restaurants, grocery stores, various shops, trades, and their staff.
Mahalo for your consideration and recommendation to deny this bill moving forward.
Carlos Fear
Property owner at 500 Bay Dr.. 12B1
Lahaina, HI
I’m 87 and bought a unit at Hale Kamaole when it was just dirt in 1973 - more than 50 years ago, before some on the council were even born. It was built for short term rental, sold as a short term vacation and has always operated that way. We barely made it paying the mortgage for decades - long before Airbnb and direct flights to Maui. Instead of taking away vested property rights from people who have always followed the rules and who buy these units because they want to use it themselves so will not rent them out long term - you should talk to employers about providing housing and living wages for their employees OR use the $ these rentals generate to build, buy or subsidize housing for those in need. Why is just one group of people being told to pay for Maui County’s terrible planning? The costs in lawsuits will be astronomical and funding for affordable housing will get set back for another 50 years. Reject this very very bad political stunt and focus on really solving the problem!
We would like to express our strong opposition to Bill 9 and ask that you not approve this Bill as it is written. First of all, eliminating STR’s will not magically create affordable, long-term housing as the government officials and some lobbying groups make it appear. There is no guarantee of “conversion” for these units to become long-term rentals. Many of these units are already available for owner occupancy or long-term rental, if so desired.
And secondly, as senior citizens, we prefer a more “home-like” atmosphere while on vacation. Staying at a STR is more within our budget and allows us to relax more and not have to deal with crowded pools, the difficulty of getting around a large hotel complex and the general chaos that big hotels typically bring. STR’s are normally quieter and more family-friendly. When we visit, we shop at craft fairs and locally owned shops, eat at local restaurants, purchase groceries and other sundries, rent a car, pay for excursions and visit local attractions; all contributing to the local economy. Without being able to stay at a STR, we would no longer visit Maui.
Please do NOT pass this Bill!
Mahalo,
Long-time visitors to Maui, Richard and Cynthia Miller
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
We are writing to oppose Bill 9 as written, with or without its two proposed timeline amendments, which would cease permitting of short-term rentals in West Maui. We are owners of a condominium unit at the Papakea resort and would like to provide our rationale for opposition.
1. Not all short-term / vacation rental properties are alike, whether they are on the Minatoya list or not. The broad brush that the measure proposes can and should be re-evaluated. The Papakea resort, zoned A2 and H2, where our 2-bedroom condo is located, is much more like a hotel resort than an apartment complex, and it operates like the hotel resorts that are immediately adjacent to it. We have centralized scheduling and check-in services, on-site 24 hour security, grounds maintenance that includes planned and coordinated property-wide pest control and exterior painting, and weekly scheduled group events. Resort staff directly contact housekeeping staff after guest departures. It’s true that the condos are individually owned, but this is also true for resorts near us that are hotel zoned (such as Aston Ka’anapali Shores), and isn’t really different from timeshare properties up and down the Maui coast. Further, the units themselves are physically more like hotel rooms with kitchens than apartments: there are no garages, no external storage, no pets, minimal interior space for belongings or furniture (having been built for travelers coming with small suitcases), and no assigned parking. This makes them less suitable for standard apartment living. In addition, Papakea has never been workforce housing and has been operated as a resort property since its creation. We strongly recommend that the bill be amended to exclude this H2-zoned property from the universe of potentially-affected properties.
2. The economic impact of a short-term rental ban would be massive. Papakea itself is the largest source of property taxes in West Maui (of the Minatoya list properties), a total of nearly $17 million in the last five years. Short-term rentals on Maui are taxed at the highest rates in the world (in terms of accomodation and excise taxes, plus property taxes) and provide an outsized benefit to Maui’s economy. It is difficult to understand how Maui residents would benefit from the loss of this tax income, now borne out by the University of Hawaii Economic Research Organization’s report published in March. Their findings suggest the loss of jobs resulting from Bill 9 would equal the number lost in the August 2023 wildfires (1,900 or so), and decreased short-term visitor numbers would contribute to a total economic loss of $900 million per year for Maui. That is a huge number. Critically, short term rentals directly provide jobs for the legally-required on-island managers, housekeepers, handymen, contractors, and the 35 full time staff at our resort alone. The loss of short-term rental option based tax income for Maui could not be replaced by long term residents on their own, with a lasting negative effect.
Mahalo for your attention and for the opportunity to comment,
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. I offer the following points:
Background:
• 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,
Trisha K. Yamauchi
3543 Lower Honoapiilani Road, Apartment B307
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.
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 million 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 housing 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 income 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 only 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 affordable 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 frameworks. 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 vacation rentals serve visitors and often exist in the same complexes. This inconsistency further 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 housing 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.
We own a short-term rental property at the Kapalua Resort in Maui County. We are writing today to express our huge concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals. We ask that you are selective in identifying the properties that are identified in providing for our Maui people.
We have worked very hard to be responsible and community-oriented owners. Our mortgage was obtained and is being paid through a Hawaiian based bank. Local realtors and title company were used in the purchasing of our property. Our property is managed and maintained by a small family business located in West Maui. We recently remolded our property and used a Maui contractor and local tradesmen to complete the work. Everything we bought to support our property from furniture, appliances, and incidentals was purchased on Maui. We employ local service providers - cleaners, landscapers, plumbers, locksmith, pest control and painters. We continually recommend restaurants, stores and businesses to our guests who give outstanding reviews. Sadly, some have been affected by the lack of tourism and work and have left Maui for the mainland. Our guests often comment on the personal experience they had staying in a vacation rental rather than a hotel and would not come back if that option was not available. This matters to us and the small businesses and individuals these guests supported during their stay.
Owning at the Kapalua Resort is not easy. We are retired Federal government employees, not wealthy people, who worked and saved for years for our dream to own property on Maui. We face huge maintenance costs, special assessments, and massive increases in insurance after the fires. The annual AOAO expense alone is over $ 32,000 and upcoming road and roof maintenance will increase this amount. These costs are necessary to ensure that the property remains safe and functional. When the Kapalua Resort was constructed, it was never intended for workforce housing. The residences limit occupancy, prohibit pets, and have limited storage.
This legislation will result in the loss of income, jobs, homes and people who will be forced to leave Maui. The County has approved a $ 1.56 billion budget for 2025; it seems prudent that measures should be put forth to bolster our economy by attracting visitors in support of financial needs rather than discouraging such. I urge the Council to find a fair and balanced path forward, one that protects local jobs and businesses, supports the economy and holds STR owners to high standards instead of phasing us out completely. Please exclude the Kapalua Resort from any STR ban.
My name is Carlos Lamas. I'm a first aid and CPR instructor, and I own and operate a mobile first aid and CPR certification company here on Maui.
I would like to call your attention to the Minatoya list. These are transient vacation rentals operating in the apartment zone.
Which means—they are apartment zoned.
If you tried to get a permit for a transient vacation rental in the apartment-zoned district today, you cannot.
And why can't you? It's illegal.
Because why? The apartment-zoned district is for the people who live and work here on island.
It’s an apartment-zoned district—not a transient vacation rental-zoned district.
Could any one of these properties have gone through the conditional use permit process to potentially permit their transient vacation rental? Yes! Did they? No!
Could any one of these properties have gone through the change in zoning process to potentially rezone their property? Yes! Did they? No!
Since I’m talking about zoning and how it relates to transient vacation rentals, let me read you straight from today’s zoning code.
The same zoning code that Bill 9 proposes to amend
Chapter 19 section 19.12.020
directly under the apartment zone district as it relates to transient vacation rentals:
Quote
"The planning director and director of finance must maintain a publicly available list of all transient vacation rental units (the Minatoya list). The list is informational only and is not a confirmation of zoning or allowable uses. Inclusion of a property on the list does not establish any right to operate a transient vacation rental unit, and no person may rely upon the list to establish the right to operate as a transient vacation rental unit.”
End quote
Im in strong support of Bill 9.
Today's Zoning code says it better than me. Sunset the Minatoya list. It's the right and legal thing to do. Aloha
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee:
I respectfully oppose Bill 9 in its current form and urge the Council to amend it to specifically exclude Papakea Oceanfront Resort, a property long recognized by the County as having A2-H2 zoning.
Why Papakea Is Different
• Papakea was originally developed and sold as a vacation rental property, years before zoning restrictions were introduced for transient vacation rentals in apartment-zoned areas.
• For nearly five decades, owners at Papakea have legally operated vacation rentals in full compliance with County ordinances.
• Papakea was never developed or marketed as workforce housing, nor did it transition from residential use to short-term rental.
• The majority of units are under 600 square feet, with no storage space, and the site has limited parking—features not aligned with long-term residential use.
• Papakea is located in a resort corridor, surrounded by hotel-zoned and commercially-zoned properties, not residential neighborhoods.
• The property includes resort-style amenities such as a front desk, activity concierge, and shared recreational spaces—further distinguishing it from typical apartment housing.
• Owners made informed decisions to purchase at Papakea based on the clear legal allowance of short-term rentals under County ordinances in place since 1989 and reaffirmed as recently as 2022.
Altering those rights now would disrupt longstanding reliance on County policy and state law, including substantial investments in property improvements, furnishings, and mortgages, all made under the assumption of lawful use.
Papakea’s Economic Role in the Maui Community
• Papakea employs 35 full-time Maui residents in stable, benefited positions. Many of these employees have built long careers at the property, advancing through internal growth opportunities.
• The resort supports dozens of local trade professionals and service providers, including plumbers, electricians, painters, landscapers, entertainers, and fitness instructors, helping sustain year-round work for small businesses.
Broader Economic Impact of Papakea STRs
• Local entrepreneurs—including housekeepers, on-island agents, handymen, and contractors—depend on Papakea rentals for their livelihoods. These are independent workers who set their own terms and serve a range of clients. Eliminating STRs at Papakea would directly undercut these jobs and small businesses.
• Papakea owners contribute significantly through property taxes (including at the short-term rental rate), the State and County Transient Accommodations Tax, and General Excise Tax.
• Guests support Maui’s broader economy—spending at restaurants, food trucks, activity vendors, tour companies, parks, and local shops.
• In addition to economic contributions, owners and guests volunteer in local nonprofits and participate in community service initiatives, including animal shelters, beach cleanups, and local hospitals.
Thank you for considering this testimony and for your time and service to the community. I respectfully ask the Committee to amend Bill 9 to exclude Papakea Oceanfront Resort.
Sincerely,
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
Aloha, Members of the Maui County Housing and Land Use Committee,
I write to respectfully but firmly oppose Bill 9’s inclusion of Papakea Oceanfront Resort in its proposed short-term rental (STR) restrictions. As an owner who personally uses my unit while contributing to West Maui’s economy through STR operations, I urge you to follow the Planning Commission’s unanimous July 9, 2024 recommendation to exclude properties with hotel zoning and resort designations like Papakea.
Three critical reasons demand Papakea’s exemption:
1. Legal Zoning Precedent
Papakea has operated under partial H2 hotel zoning and "Resort" designation for decades, with the Planning Commission explicitly noting its A2-H2 zoning status. This legislation would effectively rezone established resort properties without due process, undermining long-standing land-use frameworks.
2. Economic & Community Impact
- Tax Contributions: Papakea generated $16.9 million in property taxes over five years, plus transient accommodations (TAT) and general excise (GET) taxes from STR operations.
- Employment: My STR directly supports 35 full-time staff and 161 housekeeping positions, with $3.1 million in annual wages flowing to local workers.
- Capital Investments: A $32 million plumbing upgrade using Hawaii contractors and financiers is currently underway, demonstrating our commitment to the community.
3. Non-Residential Nature
With maintenance fees up to $2,739/month, on-site resort staff, and no residential zoning history, Papakea units cannot reasonably transition to long-term housing. Our occupancy patterns and infrastructure cater exclusively to visitors who support West Maui’s tourism-dependent economy.
I respectfully ask: Why target a resort property that has operated as such since inception, while ignoring true residential neighborhoods experiencing STR conversions? The Planning Commission’s logic—that already-zoned resort properties shouldn’t be included—is sound, and I urge the Council to honor their expertise.
Please exclude Papakea from Bill 9 to protect lawful resort operations, preserve critical tax revenue, and avoid harming workers who depend on STR-related employment. I’m available at your convenience to discuss how this legislation would directly impact my family’s ability to maintain our property while supporting Maui’s recovery.
Mahalo for your consideration,
Dean Stanberry
Papakea Oceanfront Resort Owner (Unit J102)
mdstanberry@comcast.net
720-877-152
Aloha, I am writing to strongly support the CD1 amendment to Bill 9 (2025). I am a timeshare owner at the Kuleana Club. I own two weeks per year--not a second home or an investment property. These timeshares are deeded one week at a time and cannot be converted into long-term housing. I urge you to retain the CD1 amendment that exempts validly existing timeshare units from the phase out. If Bill 9 (2025) should be passed, the CD1 amendment is a fair solution that protects jobs, housing neutrality, and local tax revenue. Thank you for your consideration,
I oppose this bill. Maui's economy relies on tourism. This tourism is supported by short term rentals like ours. Uncertainty around the future of STR's is already hurting the industry and employment. Help Maui's economy by voting this away.
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.
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 million 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 housing 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 income 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 only 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 affordable 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 frameworks. 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 vacation rentals serve visitors and often exist in the same complexes. This inconsistency further 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 housing 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.
Respectfully,
Mike and Denise Fortin
International County club Unit 9 And 10
2750 Kalapu Dr., Lahaina.
Have you seen the iconic photos and videos of Elon Musk parading on stage with his chainsaw on his failed DOGE mission? This is exactly what Bissen is doing here with his proposal. It's overkill, it's not thought through, and in the end, it will NOT achieve the desired outcome. Your 70 year old Auntie will lose her rental income and be homeless! WAKE UP! AT THE VERY LEAST, GIVE AN EXEMPTION TO THE 15% OF LOCAL, ON ISLAND RESIDENTS THAT OWN STR UNITS HERE! Stop pandering to Lahaina strong! There is absolutely no proof that this ban will help the housing crisis on Maui. Hawaii has the highest property values in the USA. Yes, even higher than California and New York! WAKE UP!
I am a long term owner of Maui Property and also have expressed my thoughts on this subject last year. I am a former US Marine from the Vietnam War period and thought the committee might consider reaching out to the major employers such as Safeway, Costco and others and get feedback of the impact on sales with less visitors using our STR and in view of the current policies on Trade that is having a major impact on Canadian Tourists coming to our blessed Island. We need tourists to survive during these very difficult times. Respectfully yours Carl Taylor
Aloha my name is Consuelo Apolo-Gonsalves and I'm in full support of this bill you know growing up here all my life I have seen drastic changes but at this day and age who wouldn't want a place to live even if it's in these condo/apartment I know if it was me I would and I know alot of others that would too
Subject: Testimony on Bill 9 (2025) – Oppose Bill Entirely; Support Timeshare Exemption if Passed
Aloha Council Members,
I am writing to express my strong opposition to Bill 9 (2025). This bill would eliminate long-standing, legally operating short-term rentals—including timeshare usage—that have contributed positively to Maui’s economy and community for decades.
However, I do appreciate the amendment in the current draft (CD1) that exempts validly existing timeshare units and timeshare plans from the phase-out. If the Council moves forward with Bill 9, I urge you to retain this exemption as a minimum safeguard to prevent serious harm to owners, workers, and the local economy.
I am a timeshare owner at the Kuleana Club. Like hundreds of others, I own one week per year—not a second home, not an investment property. I return regularly, support local restaurants, spend at neighborhood shops, and have built lasting relationships on the island. Timeshare owners like me are part of a stable community of repeat visitors who care deeply about Maui’s well-being.
Timeshare properties are fundamentally different from vacation rentals. Units are deeded one week at a time to hundreds of families, which makes them impossible to convert to long-term housing. Including timeshares in a short-term rental ban would not create housing—but it would devastate workers and remove a reliable source of local tax revenue. Properties like Kuleana Club operate legally under Maui County Code 19.37.010, and are fully compliant with TAT and GET tax regulations. Our occupancy rates are high, and our owners consistently contribute to the island’s economy, even in difficult times.
More importantly, timeshares support stable jobs. Many employees at the Kuleana Club have been with the property for over 25 years. Several lost their homes in the Lahaina fire. If timeshare usage is eliminated, these long-standing staff members risk losing the only thing they have left—their livelihood.
Timeshare owners and resorts have also stepped up in times of crisis. The industry has contributed millions to wildfire recovery and donated thousands of room nights to displaced families and first responders. That commitment continues today.
In summary:
• I urge you to oppose Bill 9 entirely.
• But if it passes, please retain the CD1 amendment exempting timeshares.
• Timeshares are not TVRs.
• This exemption is a fair, balanced, and lawful solution that protects jobs, housing neutrality, and tax revenue—without compromising the County’s broader goals.
Mahalo for your time, your service, and for considering the perspective of owners like me.
Kendrick Redford & Jasmine Davidson
Sooke, British Columbia, Canada
Kuleana Club Timeshare Owner – Unit 307, Week 15
We invested in our Kuleana timeshare unit in 1992 and have been supporting the Maui economy and paying taxes and associated fees with our family's annual visits and required payments to the aforementioned costs and taxes. It is unthinkable that our long term ownership (we purchased two weeks ownership in our Kuleana unit, outright) can be simply abrogated by this proposed law. Such property ownership and investment must not be brushed aside. We strongly oppose this proposed legislation. Thank you. Anthony DeVico
Aloha Chair, Vice Chair, and Committee Members,
My name is Sabina Giffin, and I own a short-term rental property in Maui County. I am really concerned about the proposed legislation to phase out more than 7,000 vacation rentals.
I have been visiting Maui since 1990 with my family. I enjoy the culture and vibe of this island over any other one. I believe that many people in the World share the same love to this beautiful island.
Having said that I would like to emphasize that the rising cost of the hotels on island made it impossible for middle class families to enjoy the island.
The short-term rentals made this possible. In addition, the short-term rental business provided jobs to the local communities and high revenues to the island’s fiscal budget.
I understand that the fire in Lahaina created the shortage of housing. However, I believe that the ban of STRs are not going to solve the problem in its core.
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,
Sabina Giffin
510-387-5117
sabinagiffin@gmail.com
Testimony Opposing Ban of Short-Term Rentals (STRs) zoned A1/A2 on the Minatoya List
Aloha Chairs and Committee Members,
I own property in the Kapalua Resort in Maui County. I oppose broad application of the short-term rental ban because it will cause great damage to the economy of Maui and hardship to its residents. I believe that the proposed legislation is too broad and should be amended to exempt the Kapalua Resort and similar resort properties clearly and unambiguously from the proposed short-term rental ban.
Multiple studies have shown that the proposed ordinance will have a very harmful impact on the Maui economy, particularly if a ban is broad and not tailored to balance the need for affordable housing with the significant damage to tourism and the Maui economy. In balancing these considerations, the clear and obvious public interest requires exempting the Kapalua Resort and similar properties from any short-term rental ban the County might adopt.
The Kapalua Resort is a master planned resort community. The Kapalua Bay, Ridge, and Golf Villas were planned, approved, constructed, and sold for primarily vacation use, including short-term rental. They have been used continuously to include short-term rentals for over 45 years. Their use has never changed, they have never been affordable housing, and they have never been workforce housing.
Owners in the Kapalua Resort, like me, support the local Maui community. We frequent and recommend many local businesses and employ many local service providers, many of whom have become valued friends over the years. Sadly, the proposed ordinance has already damaged tourism and negatively impacted the local community.
The Kapalua Bay, Ridge, and Golf Villas are not suitable for affordable family housing. The Villas are very expensive to buy and maintain. Insurance and taxes are very expensive and annual homeowners’ expenses can exceed over $32,000. Construction of affordable housing is the only solution for most unhoused residents who reside and work in Maui.
Please exclude the Kapalua Resort from any short-term rental ban you might recommend. Loss of these properties as STR’s would not create affordable housing (because of their high property values and high association fees), and loss of tourism dollars from banning them would only result in a negative impact on local restaurants, grocery stores, various shops, trades, and their staff.
Mahalo for your consideration and recommendation to deny this bill moving forward.
Carlos Fear
Property owner at 500 Bay Dr.. 12B1
Lahaina, HI
June 6, 2025
I’m 87 and bought a unit at Hale Kamaole when it was just dirt in 1973 - more than 50 years ago, before some on the council were even born. It was built for short term rental, sold as a short term vacation and has always operated that way. We barely made it paying the mortgage for decades - long before Airbnb and direct flights to Maui. Instead of taking away vested property rights from people who have always followed the rules and who buy these units because they want to use it themselves so will not rent them out long term - you should talk to employers about providing housing and living wages for their employees OR use the $ these rentals generate to build, buy or subsidize housing for those in need. Why is just one group of people being told to pay for Maui County’s terrible planning? The costs in lawsuits will be astronomical and funding for affordable housing will get set back for another 50 years. Reject this very very bad political stunt and focus on really solving the problem!
Aloha Chair, Vice Chair and Committee Members,
We would like to express our strong opposition to Bill 9 and ask that you not approve this Bill as it is written. First of all, eliminating STR’s will not magically create affordable, long-term housing as the government officials and some lobbying groups make it appear. There is no guarantee of “conversion” for these units to become long-term rentals. Many of these units are already available for owner occupancy or long-term rental, if so desired.
And secondly, as senior citizens, we prefer a more “home-like” atmosphere while on vacation. Staying at a STR is more within our budget and allows us to relax more and not have to deal with crowded pools, the difficulty of getting around a large hotel complex and the general chaos that big hotels typically bring. STR’s are normally quieter and more family-friendly. When we visit, we shop at craft fairs and locally owned shops, eat at local restaurants, purchase groceries and other sundries, rent a car, pay for excursions and visit local attractions; all contributing to the local economy. Without being able to stay at a STR, we would no longer visit Maui.
Please do NOT pass this Bill!
Mahalo,
Long-time visitors to Maui, Richard and Cynthia Miller
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
We are writing to oppose Bill 9 as written, with or without its two proposed timeline amendments, which would cease permitting of short-term rentals in West Maui. We are owners of a condominium unit at the Papakea resort and would like to provide our rationale for opposition.
1. Not all short-term / vacation rental properties are alike, whether they are on the Minatoya list or not. The broad brush that the measure proposes can and should be re-evaluated. The Papakea resort, zoned A2 and H2, where our 2-bedroom condo is located, is much more like a hotel resort than an apartment complex, and it operates like the hotel resorts that are immediately adjacent to it. We have centralized scheduling and check-in services, on-site 24 hour security, grounds maintenance that includes planned and coordinated property-wide pest control and exterior painting, and weekly scheduled group events. Resort staff directly contact housekeeping staff after guest departures. It’s true that the condos are individually owned, but this is also true for resorts near us that are hotel zoned (such as Aston Ka’anapali Shores), and isn’t really different from timeshare properties up and down the Maui coast. Further, the units themselves are physically more like hotel rooms with kitchens than apartments: there are no garages, no external storage, no pets, minimal interior space for belongings or furniture (having been built for travelers coming with small suitcases), and no assigned parking. This makes them less suitable for standard apartment living. In addition, Papakea has never been workforce housing and has been operated as a resort property since its creation. We strongly recommend that the bill be amended to exclude this H2-zoned property from the universe of potentially-affected properties.
2. The economic impact of a short-term rental ban would be massive. Papakea itself is the largest source of property taxes in West Maui (of the Minatoya list properties), a total of nearly $17 million in the last five years. Short-term rentals on Maui are taxed at the highest rates in the world (in terms of accomodation and excise taxes, plus property taxes) and provide an outsized benefit to Maui’s economy. It is difficult to understand how Maui residents would benefit from the loss of this tax income, now borne out by the University of Hawaii Economic Research Organization’s report published in March. Their findings suggest the loss of jobs resulting from Bill 9 would equal the number lost in the August 2023 wildfires (1,900 or so), and decreased short-term visitor numbers would contribute to a total economic loss of $900 million per year for Maui. That is a huge number. Critically, short term rentals directly provide jobs for the legally-required on-island managers, housekeepers, handymen, contractors, and the 35 full time staff at our resort alone. The loss of short-term rental option based tax income for Maui could not be replaced by long term residents on their own, with a lasting negative effect.
Mahalo for your attention and for the opportunity to comment,
John & Lisa Davoren
Papakea Resort L-302
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. I offer the following points:
Background:
• 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,
Trisha K. Yamauchi
3543 Lower Honoapiilani Road, Apartment B307
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.
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 million 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 housing 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 income 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 only 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 affordable 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 frameworks. 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 vacation rentals serve visitors and often exist in the same complexes. This inconsistency further 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 housing 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.
Respectfully,
Chris Gale
Aloha Chair, Vice Chair and Committee Members,
We own a short-term rental property at the Kapalua Resort in Maui County. We are writing today to express our huge concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals. We ask that you are selective in identifying the properties that are identified in providing for our Maui people.
We have worked very hard to be responsible and community-oriented owners. Our mortgage was obtained and is being paid through a Hawaiian based bank. Local realtors and title company were used in the purchasing of our property. Our property is managed and maintained by a small family business located in West Maui. We recently remolded our property and used a Maui contractor and local tradesmen to complete the work. Everything we bought to support our property from furniture, appliances, and incidentals was purchased on Maui. We employ local service providers - cleaners, landscapers, plumbers, locksmith, pest control and painters. We continually recommend restaurants, stores and businesses to our guests who give outstanding reviews. Sadly, some have been affected by the lack of tourism and work and have left Maui for the mainland. Our guests often comment on the personal experience they had staying in a vacation rental rather than a hotel and would not come back if that option was not available. This matters to us and the small businesses and individuals these guests supported during their stay.
Owning at the Kapalua Resort is not easy. We are retired Federal government employees, not wealthy people, who worked and saved for years for our dream to own property on Maui. We face huge maintenance costs, special assessments, and massive increases in insurance after the fires. The annual AOAO expense alone is over $ 32,000 and upcoming road and roof maintenance will increase this amount. These costs are necessary to ensure that the property remains safe and functional. When the Kapalua Resort was constructed, it was never intended for workforce housing. The residences limit occupancy, prohibit pets, and have limited storage.
This legislation will result in the loss of income, jobs, homes and people who will be forced to leave Maui. The County has approved a $ 1.56 billion budget for 2025; it seems prudent that measures should be put forth to bolster our economy by attracting visitors in support of financial needs rather than discouraging such. I urge the Council to find a fair and balanced path forward, one that protects local jobs and businesses, supports the economy and holds STR owners to high standards instead of phasing us out completely. Please exclude the Kapalua Resort from any STR ban.
Best to you.
Sincerely,
Sheryl Loesch
Thomas Figmik
My name is Carlos Lamas. I'm a first aid and CPR instructor, and I own and operate a mobile first aid and CPR certification company here on Maui.
I would like to call your attention to the Minatoya list. These are transient vacation rentals operating in the apartment zone.
Which means—they are apartment zoned.
If you tried to get a permit for a transient vacation rental in the apartment-zoned district today, you cannot.
And why can't you? It's illegal.
Because why? The apartment-zoned district is for the people who live and work here on island.
It’s an apartment-zoned district—not a transient vacation rental-zoned district.
Could any one of these properties have gone through the conditional use permit process to potentially permit their transient vacation rental? Yes! Did they? No!
Could any one of these properties have gone through the change in zoning process to potentially rezone their property? Yes! Did they? No!
Since I’m talking about zoning and how it relates to transient vacation rentals, let me read you straight from today’s zoning code.
The same zoning code that Bill 9 proposes to amend
Chapter 19 section 19.12.020
directly under the apartment zone district as it relates to transient vacation rentals:
Quote
"The planning director and director of finance must maintain a publicly available list of all transient vacation rental units (the Minatoya list). The list is informational only and is not a confirmation of zoning or allowable uses. Inclusion of a property on the list does not establish any right to operate a transient vacation rental unit, and no person may rely upon the list to establish the right to operate as a transient vacation rental unit.”
End quote
Im in strong support of Bill 9.
Today's Zoning code says it better than me. Sunset the Minatoya list. It's the right and legal thing to do. Aloha
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee:
I respectfully oppose Bill 9 in its current form and urge the Council to amend it to specifically exclude Papakea Oceanfront Resort, a property long recognized by the County as having A2-H2 zoning.
Why Papakea Is Different
• Papakea was originally developed and sold as a vacation rental property, years before zoning restrictions were introduced for transient vacation rentals in apartment-zoned areas.
• For nearly five decades, owners at Papakea have legally operated vacation rentals in full compliance with County ordinances.
• Papakea was never developed or marketed as workforce housing, nor did it transition from residential use to short-term rental.
• The majority of units are under 600 square feet, with no storage space, and the site has limited parking—features not aligned with long-term residential use.
• Papakea is located in a resort corridor, surrounded by hotel-zoned and commercially-zoned properties, not residential neighborhoods.
• The property includes resort-style amenities such as a front desk, activity concierge, and shared recreational spaces—further distinguishing it from typical apartment housing.
• Owners made informed decisions to purchase at Papakea based on the clear legal allowance of short-term rentals under County ordinances in place since 1989 and reaffirmed as recently as 2022.
Altering those rights now would disrupt longstanding reliance on County policy and state law, including substantial investments in property improvements, furnishings, and mortgages, all made under the assumption of lawful use.
Papakea’s Economic Role in the Maui Community
• Papakea employs 35 full-time Maui residents in stable, benefited positions. Many of these employees have built long careers at the property, advancing through internal growth opportunities.
• The resort supports dozens of local trade professionals and service providers, including plumbers, electricians, painters, landscapers, entertainers, and fitness instructors, helping sustain year-round work for small businesses.
Broader Economic Impact of Papakea STRs
• Local entrepreneurs—including housekeepers, on-island agents, handymen, and contractors—depend on Papakea rentals for their livelihoods. These are independent workers who set their own terms and serve a range of clients. Eliminating STRs at Papakea would directly undercut these jobs and small businesses.
• Papakea owners contribute significantly through property taxes (including at the short-term rental rate), the State and County Transient Accommodations Tax, and General Excise Tax.
• Guests support Maui’s broader economy—spending at restaurants, food trucks, activity vendors, tour companies, parks, and local shops.
• In addition to economic contributions, owners and guests volunteer in local nonprofits and participate in community service initiatives, including animal shelters, beach cleanups, and local hospitals.
Thank you for considering this testimony and for your time and service to the community. I respectfully ask the Committee to amend Bill 9 to exclude Papakea Oceanfront Resort.
Sincerely,
Nicole Jones-Gerbino
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
Testimony Dean & Olette Stanberry
Aloha, Members of the Maui County Housing and Land Use Committee,
I write to respectfully but firmly oppose Bill 9’s inclusion of Papakea Oceanfront Resort in its proposed short-term rental (STR) restrictions. As an owner who personally uses my unit while contributing to West Maui’s economy through STR operations, I urge you to follow the Planning Commission’s unanimous July 9, 2024 recommendation to exclude properties with hotel zoning and resort designations like Papakea.
Three critical reasons demand Papakea’s exemption:
1. Legal Zoning Precedent
Papakea has operated under partial H2 hotel zoning and "Resort" designation for decades, with the Planning Commission explicitly noting its A2-H2 zoning status. This legislation would effectively rezone established resort properties without due process, undermining long-standing land-use frameworks.
2. Economic & Community Impact
- Tax Contributions: Papakea generated $16.9 million in property taxes over five years, plus transient accommodations (TAT) and general excise (GET) taxes from STR operations.
- Employment: My STR directly supports 35 full-time staff and 161 housekeeping positions, with $3.1 million in annual wages flowing to local workers.
- Capital Investments: A $32 million plumbing upgrade using Hawaii contractors and financiers is currently underway, demonstrating our commitment to the community.
3. Non-Residential Nature
With maintenance fees up to $2,739/month, on-site resort staff, and no residential zoning history, Papakea units cannot reasonably transition to long-term housing. Our occupancy patterns and infrastructure cater exclusively to visitors who support West Maui’s tourism-dependent economy.
I respectfully ask: Why target a resort property that has operated as such since inception, while ignoring true residential neighborhoods experiencing STR conversions? The Planning Commission’s logic—that already-zoned resort properties shouldn’t be included—is sound, and I urge the Council to honor their expertise.
Please exclude Papakea from Bill 9 to protect lawful resort operations, preserve critical tax revenue, and avoid harming workers who depend on STR-related employment. I’m available at your convenience to discuss how this legislation would directly impact my family’s ability to maintain our property while supporting Maui’s recovery.
Mahalo for your consideration,
Dean Stanberry
Papakea Oceanfront Resort Owner (Unit J102)
mdstanberry@comcast.net
720-877-152
Aloha, I am writing to strongly support the CD1 amendment to Bill 9 (2025). I am a timeshare owner at the Kuleana Club. I own two weeks per year--not a second home or an investment property. These timeshares are deeded one week at a time and cannot be converted into long-term housing. I urge you to retain the CD1 amendment that exempts validly existing timeshare units from the phase out. If Bill 9 (2025) should be passed, the CD1 amendment is a fair solution that protects jobs, housing neutrality, and local tax revenue. Thank you for your consideration,
I oppose this bill. Maui's economy relies on tourism. This tourism is supported by short term rentals like ours. Uncertainty around the future of STR's is already hurting the industry and employment. Help Maui's economy by voting this away.
HLU committee opposing Bill 9
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.
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 million 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 housing 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 income 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 only 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 affordable 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 frameworks. 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 vacation rentals serve visitors and often exist in the same complexes. This inconsistency further 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 housing 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.
Respectfully,
Mike and Denise Fortin
International County club Unit 9 And 10
2750 Kalapu Dr., Lahaina.
Have you seen the iconic photos and videos of Elon Musk parading on stage with his chainsaw on his failed DOGE mission? This is exactly what Bissen is doing here with his proposal. It's overkill, it's not thought through, and in the end, it will NOT achieve the desired outcome. Your 70 year old Auntie will lose her rental income and be homeless! WAKE UP! AT THE VERY LEAST, GIVE AN EXEMPTION TO THE 15% OF LOCAL, ON ISLAND RESIDENTS THAT OWN STR UNITS HERE! Stop pandering to Lahaina strong! There is absolutely no proof that this ban will help the housing crisis on Maui. Hawaii has the highest property values in the USA. Yes, even higher than California and New York! WAKE UP!
I am a long term owner of Maui Property and also have expressed my thoughts on this subject last year. I am a former US Marine from the Vietnam War period and thought the committee might consider reaching out to the major employers such as Safeway, Costco and others and get feedback of the impact on sales with less visitors using our STR and in view of the current policies on Trade that is having a major impact on Canadian Tourists coming to our blessed Island. We need tourists to survive during these very difficult times. Respectfully yours Carl Taylor