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)
Thank you for this forum and the opportunity to comment here. I am writing to express my opposition to Bill 9 in its current form. I'd like to propose that the council amend Bill 9 to exclude Papakea Oceanfront Resort which the county has historically identified as having A2-H2 zoning.
Here are some facts supporting my position:
1). Papakea was originally marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
2). Papakea owners have been operating legal vacation rentals for almost fifty years.
3). 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.
4). The majority of units at Papakea are under 600 square feet and the property has limited parking.
5). 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.
6). Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees
7). 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.
8). 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.
9). 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.
10). Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
11). Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations.
The bottom line is that the Papakea was not built for apartment long term residential use. The 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. It would not be logical nor fair to include the Papakea Resort in Bill 9.
Best regards,
Greg Cheatham
3543 Lower Honoapiilani Road
Unit F205
Hello
I recently submitted a testimony and need to make a correction to my expenses and vote "Oppose"
Margie Chiechi
3959 Lower Honoapiilini Rd,. Unit 705
I stated Utility expenses twice. The correct utility expense should read $140 monthly ($1680 annual)
Dear Mayor, Council Members, Planning Director, and Planning Commissioners,
We are writing to respectfully urge you to reconsider the proposed bill that would eliminate transient vacation rentals in certain areas of Maui. Specifically, we ask that the Kapalua Resort area — including the Kapalua Bay Villas — be exempt from this legislation.
We are the owners of a one-bedroom condominium in the Kapalua Bay Villas, which has operated for decades as part of a carefully planned, resort-zoned community. This area was intentionally designed for short-term vacation use as part of the 1970s Master Plan developed by the Maui Pineapple Company. In fact, as part of that original agreement, housing was also developed specifically for the local workforce — demonstrating that Kapalua was always intended to serve both residents and visitors in a balanced and sustainable way.
We fully understand and support the goal of increasing housing availability for Maui residents, particularly those displaced by the devastating fires. We are deeply sensitive to the needs of the community during this recovery period. However, we believe a blanket approach to banning vacation rentals — without distinguishing between a purpose-built resort area like Kapalua - risks creating unintended consequences that will ultimately harm the very people the bill aims to help.
Kapalua Resort was not and is not designed for primarily long-term residential living. The Bay Villas lack essential infrastructure for full-time occupancy: no garages, no assigned or covered parking, no private storage, and strict restrictions on outdoor use. HOA fees can exceed $30,000 annually, making long-term rental economically unfeasible for most residents. These units were built to be resort accommodations — and trying to retrofit them into housing stock would be both impractical and ineffective.
Moreover, vacation rental owners and their guests contribute significantly to the local economy. Our visitors support Maui by dining in local restaurants, shopping at locally owned businesses, playing golf, booking tours, and more. As owners, we pay high real property taxes, Transient Accommodations Tax (TAT), and General Excise Tax (GET), all of which directly fund county services and infrastructure. If vacation rentals in Kapalua are eliminated, not only will the County lose this critical revenue stream, but local workers and small businesses that depend on tourism will be deeply affected.
We’ve been fortunate to build lasting, respectful relationships with the local community — including the workforce that supports our property through our management company and the many businesses that benefit from our guests. We are committed to being responsible stewards of our property and our place within the Maui ohana.
In closing, we ask you to consider a more tailored and thoughtful approach — one that distinguishes between residential communities and resort-zoned areas like Kapalua, which were never intended to provide long-term housing. Preserving vacation rentals in these designated resort zones allows Maui to maintain a vital economic engine, while also focusing housing efforts where they are most needed and most effective.
Mahalo for your time, dedication, and thoughtful consideration during this critical period for Maui.
With respect and Aloha,
Monica and Dean Meredith
500 Bay Drive, # 31G1 Lahaina, HI 96761
I see short-term rentals as a major problem for Maui. They take away homes that could be for locals and drive up rent prices, making it harder for people to live here. It’s pushing residents out and turning our neighborhoods into tourist spots, which changes the vibe of the community. The more rentals there are, the more tourists come, and that just adds to overcrowding and strains our environment. It’s bad for both the cost of living and the culture of the island. We need to put limits on short-term rentals to protect what’s left of our home
My name is Marilyn Stanford and I purchased a time share at Kuleana a property which will potentially be harmed by Bill 9, which you are considering. My understanding and the covenants and conditions wherein I purchased the time share in 2006 said I had a fee simple interest in said unit to use, allow friends and family to use and which is inheritable by those to whom inherit when I pass from this life. This bill threatens the core of those covenants and I wish to register my objection.
Bill 9 (2025), which would phase out short-term rentals in Apartment-zoned properties by as early as July 1, 2028. While the bill is concerning overall, the current draft (CD1) includes an amendment that would exempt validly existing timeshare units and timeshare plans from the phase-out. I am appreciative of this exemption, yet I feel that attempts to regulate beyond what my HOA has established is overstepping on the quiet enjoyment we were promised.
Sincerely,
Marilyn Stanford
515 Audubon Place
Conway, AR 72034
I oppose Bill 9 as drafted and propose that the council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has 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. My family bought back in 1977 and have been operating vacation rentals for almost fifty years. Papakea has never been workforce housing so Papakea is not an example of a property that converted from workhouse to transient vacation use.
The majority of the units are under 600 square ft and the property has limited parking.. Papakea is not in an residential neighborhood and is located along a long stretch of hotel zoned properties and directly adjacent to multiple commercially zoned properties.
Unlike apartment buildings designed for long-term use, Papakea has a front desk, an activity concierge, shared activity space and numerous other common resort amenities,
When we bought back in 1977 we had the reasonable expectation that short term rentals were legal based on ordinances as far back as 1989 and as recent as 2022.
The community
Papakea supports many local full time and part time people some going back over 17 years. We also support many local trades such as Pest control, housekeeping, painting, construction tile and flooring and other local trades.
Our guests frequent local stores, restaurants and activities etc.
We have worked beach cleanups, supported pet rescues and other community projects.
Please consider these comments and thank you for listening.
Jan Stahl
Papakea F104
My name is Thom Rogers, and I am the General Manager of the Kuleana Club Timeshare, a legally operating timeshare property that has served Maui families, employees, and visitors for over 50 years. I’m writing today to express my strong opposition to Bill 9 (2025) on behalf of our Association, our owners, our staff, and myself personally as a fire survivor.
While the most recent draft of the bill (CD1) includes an amendment to exempt validly existing timeshare units and timeshare plans, which we appreciate, I want to be clear: even with that exemption, this bill threatens the stability and livelihood of our operations, our workers, and the families we support.
Kuleana Club operates in full compliance with Maui County Code 19.37.010. We strictly enforce TAT and GET tax compliance, and we do not permit unlicensed or illegal rentals. Our timeshare intervals are owned one week at a time by hundreds of families—there is no possibility that these units can become long-term housing. Including timeshares in the phase-out would not create a single new home, but it would devastate the people who depend on our continued operation.
Many of our staff have been with us for 25 years or more. Several lost their homes in the Lahaina fire. They come to work every day to help keep Kuleana running—not just as a resort, but as a community. If this bill causes our rental program to collapse, these employees—who already lost their homes—could now lose their jobs as well.
I also want to speak personally. Like many others, I lost my home in the fire. My wife Emily and I waited nine months for clarity on this bill. When nothing came, we used every dollar of our insurance funds, and every gift from friends, family, and the community, to purchase a modest condo—not a rental, not an investment, but our home. If this bill passes, we could lose our jobs, our income, and our ability to make our mortgage payment. The value of our new home would plummet. And the generosity and savings that helped us rebuild would be lost.
The amendment in CD1 is a step in the right direction. But our position is clear:
- We oppose Bill 9 entirely because it is unnecessary, harmful, and will not achieve its stated goal.
- If the Council insists on moving forward, the exemption for timeshares must remain intact.
The Kuleana Club has always played by the rules. We serve thousands of responsible, returning owners every year. We support long-standing local jobs. We pay taxes. We give back. Please don’t penalize us for doing things the right way.
Mahalo for your time and consideration,
Thom Rogers
General Manager, Kuleana Club Timeshare
Lahaina, Maui
thom@kuleanaclub.com | 808-669-2002
I am a permanent resident with a degree in economics. From my perspective I see the growing shift from permanent housing to short-term rentals as something that really harms our community. On the surface, it might seem like a win for property owners who can earn more from tourists, but the bigger picture shows that this shift hurts us in several ways.
First, when more housing is converted to short-term rentals, we’re left with fewer options for long-term renters. This drives up rents, making it harder for regular people—especially low- and middle-income folks—to afford a place to live. Housing costs spike, and the community becomes less stable. We lose a lot of our workforce because people can’t find affordable homes near where they work. That’s bad for local businesses too, as they rely on residents to spend money, not just tourists who are here for a week.
Second, it’s just not equitable. Short-term rentals cater to wealthy tourists, and as more properties get taken off the market for local people, it increases inequality. Those of us who live here long-term are left out in the cold. It also weakens the social fabric—people who rent short-term don’t have a vested interest in building connections or engaging in the community.
From a long-term perspective, this whole trend isn’t good for the economy either. Sure, the short-term rental market might seem profitable, but it's volatile. In months when tourism slows down, we’re left with empty properties, while stable, permanent housing creates long-term economic growth.
Plus, the influx of tourists puts a strain on infrastructure and services that we all rely on, but aren’t being taxed fairly.
I’d much rather see our community shift back to prioritizing permanent housing. It’s not just an economic issue—it’s about building a place where people can stay, grow, and invest in their futures. It's a choice that’s better for our economy, better for our businesses, and better for us as residents who want to stay here and build a life.
My name is Laraine Zappert and I am a property owner in the Kapalua Resort in Maui County. I’m writing to respectfully urge you to amend the proposed short-term rental legislation to clearly and unambiguously exempt the Kapalua Resort.
This is not just a policy issue—it’s personal. My family has been coming to Kapalua for over 45 years and my children now live in Hawaii. It is part of our family’s history and our heart. We have watched our children grow up playing on its beaches and have shared countless memories with friends, neighbors, and local residents. The sense of community we’ve experienced here is deeply rooted, and our commitment to Maui has only deepened with time.
The Kapalua Resort was master-planned and developed for vacation use, with short-term rentals explicitly intended from the beginning. The Bay, Ridge, and Golf Villas have been used continuously for that purpose for over four decades. They were never designed—or priced—for workforce or affordable housing. Their zoning, infrastructure, and ownership model reflect this.
As owners, we support local businesses year after year—restaurants, grocery stores, farmers’ markets, salons, repair services, and more. We employ local contractors, housekeepers, landscapers, and others whose livelihoods depend on the steady rhythm of tourism. Many of these individuals have become dear friends over the years. Unfortunately, the uncertainty surrounding this proposed ordinance is already hurting these relationships and harming the local economy.
It’s important to be honest about the realities of these Villas: they are not appropriate for local family housing. Purchase prices are high. Maintenance fees can exceed $32,000 per year. Insurance and property taxes are steep, and aging buildings require expensive upkeep. Restrictions on vehicles, pets, storage, and occupancy further limit their suitability for long-term residential use.
We understand the critical importance of creating more affordable housing on Maui. But this proposal, as written, is overbroad. Studies have made it clear that indiscriminate bans like this can do more economic harm than good—particularly to a local workforce that relies on visitor spending. A more targeted, thoughtful approach is essential to strike the right balance.
Exempting the Kapalua Resort is not just logical—it’s in the public interest.
Mahalo for your time, your work, and your thoughtful consideration of this request.
With respect and aloha,
Laraine Zappert
Owner, Kapalua Bay Villas 20B1-2
Frequent Visitor to Kapalua for over 45 Years
Look, we need homes for our people — not just tourists. All these Airbnbs might make money, but they’re taking away places where locals could live. If we turn 'em back into regular homes, we give families a shot at staying here, instead of getting pushed out.
It helps with rent prices too — things might start to feel more fair again. Plus, when folks live somewhere full-time, they take care of the place, they know the neighbors, they give back. That’s the kind of Maui we want — not one where every other house is just a vacation stop.
We’re not against visitors — but we gotta put our community first. Our keiki need a future here, not just empty houses waiting for the next booking.
As someone born and raised on this island, I love Maui deeply—not just for its beauty, but for its people, our culture, and the deep roots my family has planted here for generations. Over the years, I’ve watched as our communities were slowly transformed—not by time or progress, but by unchecked speculation and the rapid growth of short term vacation rentals. Ending 7,000 STRs isn’t an attack on tourism—it’s a necessary move to preserve the heart and soul of this place we call home.
For years, STRs have contributed to our housing crisis. Generations of local families have been priced out of their own neighborhoods as homes were bought up not to live in, but to rent out to visitors. Our young people—teachers, firefighters, construction workers—struggle to find a place to live, let alone afford one. When investors can make thousands a month catering to tourists, how can a local family compete?
Maui is in crisis. After the Lahaina fires, the need for housing became even more urgent. We don’t need more luxury condos or vacation homes. We need long-term housing. We need stability. We need to prioritize kamaʻāina who have been here through generations over absentee landlords who see our island as nothing more than an income stream.
This bill is not about shutting the door on visitors—we will always share aloha. But it is about rebalancing what has become wildly off-course. Tourism should support our community, not displace it. Right now, we’re upside down: visitors take priority over lifelong residents. We’ve become a playground for the world, but many of us can’t even afford to live where we were born.
Ending these STRs opens the door to over 7,000 housing opportunities for local residents. It sends a clear message that our leaders are finally choosing people over profits. It gives us hope that we can rebuild a Maui where our keiki can stay, thrive, and raise their own families—just like our kūpuna did.
This bill isn’t just about policy. It’s about justice. It’s about restoring balance. It’s about protecting the spirit of aloha—not the version printed on brochures, but the real aloha that binds this place and its people.
Enough is enough. Let’s choose community. Let’s choose Maui.
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 nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Name
William Michels
3543 Lower Honoapiilani Road, Apartment B101
Obviously the people here who stand to lose money on this are anxious. But the thing is is that the rest of us are scared for our lives. The only clear path forward involves ending as many short term rentals as possible. Adding supply is one of the most effective ways to drive down cost, and this bill adds more supply than development ever could.
I oppose this bill. For different reasons, bad health, the dates don't work because of unexpected events, death in the family etc. We need at times to rent out our time.
Good day to all HLU committee members, Chair Kama, and Vice Chair U'u-Hodgins.
Thank you for reading and considering my comments in strong opposition to Bill 9 which would uniformly, indiscriminately, and categorically eliminate STRs on the Minatoya list.
I am a frequent visitor and part-time resident of Hawaii. When I am on Maui, I reside at the Papakea resort community.
As was suggested by the Planning Commission last July, I feel the Papakea should be excluded from this proposed sweeping change.
Here are a few of the many reasons.
* Papakea is situated along a string of hotel-resort zoned properties and shares amenities with the neighboring property of Ka'annapali Shores.
*Papakea is already partially hotel-zoned and has been for decades. Papakea functions as a full resort community with front desk registration, concierge and provides independent hotel and resort amenities.
*Papakea Oceanfront Resort was sold and marketed as a legal vacation rental property from the beginning. It has been functioning as a legal vacation rental for 50 years. Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal, based on ordinances, historically since 1989, and most recently in 2022.
* The Papakea resort and its' operations provide jobs with competitive wages for 35 benefited on-site staff. Many of them employed here for over 17 years. This does not include the ancillary operations which employ housekeepers, handymen, contractors, fitness instructors, entertainment, and management companies. Many locals would immediately lose their jobs. I know many of them personally.
Furthermore, the Papakea has a 32-million-dollar plumbing project that is underway with Hawaii-based contractors. Since the Papakea is an older property, ongoing projects and repairs are the norm and not the exception. Other costly repairs in the immediate future are concrete spalling repairs and electrical rewiring improvements. These costs are being absorbed by owners at the Papakea.
*Current maintenance dues range from $ 1,100 to roughly $ 2,800 per month and have been increasing annually along with other carrying costs such as insurance and fees in the form of special assessments.
Other facts to consider:
*Papakea was never designated as workforce housing and therefore was never 'converted' to vacation rental use.
*Papakea has generated nearly $17,000,000 in tax revenue in the last 5 years alone.
Tourism dollars circulating back into the Maui economy would also be lost, creating a negative ripple effect on the economic health of Maui that the county and state simply can't afford.
A final point that I am sure you are already aware of, given the drop in tourism. Many people I have spoken with have already stated they will not visit Maui due to the threat of these properties being eliminated. Most do not want to stay in hotels due to less convenience and increased expense. Hotels pay a proportionately lower tax rate than STRs, and a large percentage of the money generated is sent to corporate headquarters on the mainland and not back into the Maui economy.
I firmly believe that good governance requires leadership that does not harm large numbers of people in an attempt to 'fix' a multifactorial and complex problem, but instead looks to preserve the economy, constitutional rights, and liberties while coming up with mutually beneficial solutions. Affordable housing requires thoughtful planning, budgeting, and this bill will not provide responsible solutions but more harm, than realized good.
I restate, the Papakea Resort community should not be included in Bill 9 for the many reasons outlined above. Please also see attached PDF, which highlights the key reasons why the Papakea Resort, in particular, should be exempt from any STR ban.
I think this is a bill that obviously needs to pass, as it is life or death for so many in our community. I have had family members move several thousand miles away because of this crisis, and more are set to join them, splitting apart my family more and more. This story is also the story of many on island. Those who were born here have been treated as second class citizens, whose needs are treated as lower than the needs of foreign investors.
I see comments from condo owners here, scared of the return on their investment lowering, when many of us are scared for our only lifelong home.
Let me ask this, if someone depends on short term rental income for their mortgage, can’t they just rent to actual local families? That’s been the status quo for a long time. If they are paying off the mortgage of multiple properties with income from a short term rental, and will struggle to continue to do so, they can simply sell one of the properties to cover the rest for a long time. But renters and first time buyers have no such option.
The land is not a market asset, Maui does not belong to tourists, our lives are not worth less than a dollar.
Hello, I oppose this bill. As residents on Maui for 30 years my ohana could lose our housing as my husband's cleaning business will be wiped out. I am a teacher in the DOE having taught literally thousands of keiki on this island, but my ohana cannot live on a DOE salary alone. We will be forced to leave. Furthermore, this bill will NOT create affordable housing as intended. There are viable solutions to the housing crisis, and this is Not one. It will make the housing crisis worse. Please, please do not vote for this bill.
The proposed bill phasing out short term rentals will lead to far more damage than any benefit.
Please see attached testimony.
Members of the Housing and Land Use Committee,
Thank you for this forum and the opportunity to comment here. I am writing to express my opposition to Bill 9 in its current form. I'd like to propose that the council amend Bill 9 to exclude Papakea Oceanfront Resort which the county has historically identified as having A2-H2 zoning.
Here are some facts supporting my position:
1). Papakea was originally marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
2). Papakea owners have been operating legal vacation rentals for almost fifty years.
3). 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.
4). The majority of units at Papakea are under 600 square feet and the property has limited parking.
5). 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.
6). Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees
7). 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.
8). 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.
9). 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.
10). Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
11). Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations.
The bottom line is that the Papakea was not built for apartment long term residential use. The 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. It would not be logical nor fair to include the Papakea Resort in Bill 9.
Best regards,
Greg Cheatham
3543 Lower Honoapiilani Road
Unit F205
Hello
I recently submitted a testimony and need to make a correction to my expenses and vote "Oppose"
Margie Chiechi
3959 Lower Honoapiilini Rd,. Unit 705
I stated Utility expenses twice. The correct utility expense should read $140 monthly ($1680 annual)
Dear Mayor, Council Members, Planning Director, and Planning Commissioners,
We are writing to respectfully urge you to reconsider the proposed bill that would eliminate transient vacation rentals in certain areas of Maui. Specifically, we ask that the Kapalua Resort area — including the Kapalua Bay Villas — be exempt from this legislation.
We are the owners of a one-bedroom condominium in the Kapalua Bay Villas, which has operated for decades as part of a carefully planned, resort-zoned community. This area was intentionally designed for short-term vacation use as part of the 1970s Master Plan developed by the Maui Pineapple Company. In fact, as part of that original agreement, housing was also developed specifically for the local workforce — demonstrating that Kapalua was always intended to serve both residents and visitors in a balanced and sustainable way.
We fully understand and support the goal of increasing housing availability for Maui residents, particularly those displaced by the devastating fires. We are deeply sensitive to the needs of the community during this recovery period. However, we believe a blanket approach to banning vacation rentals — without distinguishing between a purpose-built resort area like Kapalua - risks creating unintended consequences that will ultimately harm the very people the bill aims to help.
Kapalua Resort was not and is not designed for primarily long-term residential living. The Bay Villas lack essential infrastructure for full-time occupancy: no garages, no assigned or covered parking, no private storage, and strict restrictions on outdoor use. HOA fees can exceed $30,000 annually, making long-term rental economically unfeasible for most residents. These units were built to be resort accommodations — and trying to retrofit them into housing stock would be both impractical and ineffective.
Moreover, vacation rental owners and their guests contribute significantly to the local economy. Our visitors support Maui by dining in local restaurants, shopping at locally owned businesses, playing golf, booking tours, and more. As owners, we pay high real property taxes, Transient Accommodations Tax (TAT), and General Excise Tax (GET), all of which directly fund county services and infrastructure. If vacation rentals in Kapalua are eliminated, not only will the County lose this critical revenue stream, but local workers and small businesses that depend on tourism will be deeply affected.
We’ve been fortunate to build lasting, respectful relationships with the local community — including the workforce that supports our property through our management company and the many businesses that benefit from our guests. We are committed to being responsible stewards of our property and our place within the Maui ohana.
In closing, we ask you to consider a more tailored and thoughtful approach — one that distinguishes between residential communities and resort-zoned areas like Kapalua, which were never intended to provide long-term housing. Preserving vacation rentals in these designated resort zones allows Maui to maintain a vital economic engine, while also focusing housing efforts where they are most needed and most effective.
Mahalo for your time, dedication, and thoughtful consideration during this critical period for Maui.
With respect and Aloha,
Monica and Dean Meredith
500 Bay Drive, # 31G1 Lahaina, HI 96761
I see short-term rentals as a major problem for Maui. They take away homes that could be for locals and drive up rent prices, making it harder for people to live here. It’s pushing residents out and turning our neighborhoods into tourist spots, which changes the vibe of the community. The more rentals there are, the more tourists come, and that just adds to overcrowding and strains our environment. It’s bad for both the cost of living and the culture of the island. We need to put limits on short-term rentals to protect what’s left of our home
To Whom It May Concern:
My name is Marilyn Stanford and I purchased a time share at Kuleana a property which will potentially be harmed by Bill 9, which you are considering. My understanding and the covenants and conditions wherein I purchased the time share in 2006 said I had a fee simple interest in said unit to use, allow friends and family to use and which is inheritable by those to whom inherit when I pass from this life. This bill threatens the core of those covenants and I wish to register my objection.
Bill 9 (2025), which would phase out short-term rentals in Apartment-zoned properties by as early as July 1, 2028. While the bill is concerning overall, the current draft (CD1) includes an amendment that would exempt validly existing timeshare units and timeshare plans from the phase-out. I am appreciative of this exemption, yet I feel that attempts to regulate beyond what my HOA has established is overstepping on the quiet enjoyment we were promised.
Sincerely,
Marilyn Stanford
515 Audubon Place
Conway, AR 72034
I oppose Bill 9 as drafted and propose that the council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has 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. My family bought back in 1977 and have been operating vacation rentals for almost fifty years. Papakea has never been workforce housing so Papakea is not an example of a property that converted from workhouse to transient vacation use.
The majority of the units are under 600 square ft and the property has limited parking.. Papakea is not in an residential neighborhood and is located along a long stretch of hotel zoned properties and directly adjacent to multiple commercially zoned properties.
Unlike apartment buildings designed for long-term use, Papakea has a front desk, an activity concierge, shared activity space and numerous other common resort amenities,
When we bought back in 1977 we had the reasonable expectation that short term rentals were legal based on ordinances as far back as 1989 and as recent as 2022.
The community
Papakea supports many local full time and part time people some going back over 17 years. We also support many local trades such as Pest control, housekeeping, painting, construction tile and flooring and other local trades.
Our guests frequent local stores, restaurants and activities etc.
We have worked beach cleanups, supported pet rescues and other community projects.
Please consider these comments and thank you for listening.
Jan Stahl
Papakea F104
Aloha Chair and Council Members,
My name is Thom Rogers, and I am the General Manager of the Kuleana Club Timeshare, a legally operating timeshare property that has served Maui families, employees, and visitors for over 50 years. I’m writing today to express my strong opposition to Bill 9 (2025) on behalf of our Association, our owners, our staff, and myself personally as a fire survivor.
While the most recent draft of the bill (CD1) includes an amendment to exempt validly existing timeshare units and timeshare plans, which we appreciate, I want to be clear: even with that exemption, this bill threatens the stability and livelihood of our operations, our workers, and the families we support.
Kuleana Club operates in full compliance with Maui County Code 19.37.010. We strictly enforce TAT and GET tax compliance, and we do not permit unlicensed or illegal rentals. Our timeshare intervals are owned one week at a time by hundreds of families—there is no possibility that these units can become long-term housing. Including timeshares in the phase-out would not create a single new home, but it would devastate the people who depend on our continued operation.
Many of our staff have been with us for 25 years or more. Several lost their homes in the Lahaina fire. They come to work every day to help keep Kuleana running—not just as a resort, but as a community. If this bill causes our rental program to collapse, these employees—who already lost their homes—could now lose their jobs as well.
I also want to speak personally. Like many others, I lost my home in the fire. My wife Emily and I waited nine months for clarity on this bill. When nothing came, we used every dollar of our insurance funds, and every gift from friends, family, and the community, to purchase a modest condo—not a rental, not an investment, but our home. If this bill passes, we could lose our jobs, our income, and our ability to make our mortgage payment. The value of our new home would plummet. And the generosity and savings that helped us rebuild would be lost.
The amendment in CD1 is a step in the right direction. But our position is clear:
- We oppose Bill 9 entirely because it is unnecessary, harmful, and will not achieve its stated goal.
- If the Council insists on moving forward, the exemption for timeshares must remain intact.
The Kuleana Club has always played by the rules. We serve thousands of responsible, returning owners every year. We support long-standing local jobs. We pay taxes. We give back. Please don’t penalize us for doing things the right way.
Mahalo for your time and consideration,
Thom Rogers
General Manager, Kuleana Club Timeshare
Lahaina, Maui
thom@kuleanaclub.com | 808-669-2002
I am a permanent resident with a degree in economics. From my perspective I see the growing shift from permanent housing to short-term rentals as something that really harms our community. On the surface, it might seem like a win for property owners who can earn more from tourists, but the bigger picture shows that this shift hurts us in several ways.
First, when more housing is converted to short-term rentals, we’re left with fewer options for long-term renters. This drives up rents, making it harder for regular people—especially low- and middle-income folks—to afford a place to live. Housing costs spike, and the community becomes less stable. We lose a lot of our workforce because people can’t find affordable homes near where they work. That’s bad for local businesses too, as they rely on residents to spend money, not just tourists who are here for a week.
Second, it’s just not equitable. Short-term rentals cater to wealthy tourists, and as more properties get taken off the market for local people, it increases inequality. Those of us who live here long-term are left out in the cold. It also weakens the social fabric—people who rent short-term don’t have a vested interest in building connections or engaging in the community.
From a long-term perspective, this whole trend isn’t good for the economy either. Sure, the short-term rental market might seem profitable, but it's volatile. In months when tourism slows down, we’re left with empty properties, while stable, permanent housing creates long-term economic growth.
Plus, the influx of tourists puts a strain on infrastructure and services that we all rely on, but aren’t being taxed fairly.
I’d much rather see our community shift back to prioritizing permanent housing. It’s not just an economic issue—it’s about building a place where people can stay, grow, and invest in their futures. It's a choice that’s better for our economy, better for our businesses, and better for us as residents who want to stay here and build a life.
Aloha Chair, Vice Chair, and Committee Members,
My name is Laraine Zappert and I am a property owner in the Kapalua Resort in Maui County. I’m writing to respectfully urge you to amend the proposed short-term rental legislation to clearly and unambiguously exempt the Kapalua Resort.
This is not just a policy issue—it’s personal. My family has been coming to Kapalua for over 45 years and my children now live in Hawaii. It is part of our family’s history and our heart. We have watched our children grow up playing on its beaches and have shared countless memories with friends, neighbors, and local residents. The sense of community we’ve experienced here is deeply rooted, and our commitment to Maui has only deepened with time.
The Kapalua Resort was master-planned and developed for vacation use, with short-term rentals explicitly intended from the beginning. The Bay, Ridge, and Golf Villas have been used continuously for that purpose for over four decades. They were never designed—or priced—for workforce or affordable housing. Their zoning, infrastructure, and ownership model reflect this.
As owners, we support local businesses year after year—restaurants, grocery stores, farmers’ markets, salons, repair services, and more. We employ local contractors, housekeepers, landscapers, and others whose livelihoods depend on the steady rhythm of tourism. Many of these individuals have become dear friends over the years. Unfortunately, the uncertainty surrounding this proposed ordinance is already hurting these relationships and harming the local economy.
It’s important to be honest about the realities of these Villas: they are not appropriate for local family housing. Purchase prices are high. Maintenance fees can exceed $32,000 per year. Insurance and property taxes are steep, and aging buildings require expensive upkeep. Restrictions on vehicles, pets, storage, and occupancy further limit their suitability for long-term residential use.
We understand the critical importance of creating more affordable housing on Maui. But this proposal, as written, is overbroad. Studies have made it clear that indiscriminate bans like this can do more economic harm than good—particularly to a local workforce that relies on visitor spending. A more targeted, thoughtful approach is essential to strike the right balance.
Exempting the Kapalua Resort is not just logical—it’s in the public interest.
Mahalo for your time, your work, and your thoughtful consideration of this request.
With respect and aloha,
Laraine Zappert
Owner, Kapalua Bay Villas 20B1-2
Frequent Visitor to Kapalua for over 45 Years
Look, we need homes for our people — not just tourists. All these Airbnbs might make money, but they’re taking away places where locals could live. If we turn 'em back into regular homes, we give families a shot at staying here, instead of getting pushed out.
It helps with rent prices too — things might start to feel more fair again. Plus, when folks live somewhere full-time, they take care of the place, they know the neighbors, they give back. That’s the kind of Maui we want — not one where every other house is just a vacation stop.
We’re not against visitors — but we gotta put our community first. Our keiki need a future here, not just empty houses waiting for the next booking.
As someone born and raised on this island, I love Maui deeply—not just for its beauty, but for its people, our culture, and the deep roots my family has planted here for generations. Over the years, I’ve watched as our communities were slowly transformed—not by time or progress, but by unchecked speculation and the rapid growth of short term vacation rentals. Ending 7,000 STRs isn’t an attack on tourism—it’s a necessary move to preserve the heart and soul of this place we call home.
For years, STRs have contributed to our housing crisis. Generations of local families have been priced out of their own neighborhoods as homes were bought up not to live in, but to rent out to visitors. Our young people—teachers, firefighters, construction workers—struggle to find a place to live, let alone afford one. When investors can make thousands a month catering to tourists, how can a local family compete?
Maui is in crisis. After the Lahaina fires, the need for housing became even more urgent. We don’t need more luxury condos or vacation homes. We need long-term housing. We need stability. We need to prioritize kamaʻāina who have been here through generations over absentee landlords who see our island as nothing more than an income stream.
This bill is not about shutting the door on visitors—we will always share aloha. But it is about rebalancing what has become wildly off-course. Tourism should support our community, not displace it. Right now, we’re upside down: visitors take priority over lifelong residents. We’ve become a playground for the world, but many of us can’t even afford to live where we were born.
Ending these STRs opens the door to over 7,000 housing opportunities for local residents. It sends a clear message that our leaders are finally choosing people over profits. It gives us hope that we can rebuild a Maui where our keiki can stay, thrive, and raise their own families—just like our kūpuna did.
This bill isn’t just about policy. It’s about justice. It’s about restoring balance. It’s about protecting the spirit of aloha—not the version printed on brochures, but the real aloha that binds this place and its people.
Enough is enough. Let’s choose community. Let’s choose Maui.
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 nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Name
William Michels
3543 Lower Honoapiilani Road, Apartment B101
Obviously the people here who stand to lose money on this are anxious. But the thing is is that the rest of us are scared for our lives. The only clear path forward involves ending as many short term rentals as possible. Adding supply is one of the most effective ways to drive down cost, and this bill adds more supply than development ever could.
I oppose this bill. For different reasons, bad health, the dates don't work because of unexpected events, death in the family etc. We need at times to rent out our time.
Good day to all HLU committee members, Chair Kama, and Vice Chair U'u-Hodgins.
Thank you for reading and considering my comments in strong opposition to Bill 9 which would uniformly, indiscriminately, and categorically eliminate STRs on the Minatoya list.
I am a frequent visitor and part-time resident of Hawaii. When I am on Maui, I reside at the Papakea resort community.
As was suggested by the Planning Commission last July, I feel the Papakea should be excluded from this proposed sweeping change.
Here are a few of the many reasons.
* Papakea is situated along a string of hotel-resort zoned properties and shares amenities with the neighboring property of Ka'annapali Shores.
*Papakea is already partially hotel-zoned and has been for decades. Papakea functions as a full resort community with front desk registration, concierge and provides independent hotel and resort amenities.
*Papakea Oceanfront Resort was sold and marketed as a legal vacation rental property from the beginning. It has been functioning as a legal vacation rental for 50 years. Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal, based on ordinances, historically since 1989, and most recently in 2022.
* The Papakea resort and its' operations provide jobs with competitive wages for 35 benefited on-site staff. Many of them employed here for over 17 years. This does not include the ancillary operations which employ housekeepers, handymen, contractors, fitness instructors, entertainment, and management companies. Many locals would immediately lose their jobs. I know many of them personally.
Furthermore, the Papakea has a 32-million-dollar plumbing project that is underway with Hawaii-based contractors. Since the Papakea is an older property, ongoing projects and repairs are the norm and not the exception. Other costly repairs in the immediate future are concrete spalling repairs and electrical rewiring improvements. These costs are being absorbed by owners at the Papakea.
*Current maintenance dues range from $ 1,100 to roughly $ 2,800 per month and have been increasing annually along with other carrying costs such as insurance and fees in the form of special assessments.
Other facts to consider:
*Papakea was never designated as workforce housing and therefore was never 'converted' to vacation rental use.
*Papakea has generated nearly $17,000,000 in tax revenue in the last 5 years alone.
Tourism dollars circulating back into the Maui economy would also be lost, creating a negative ripple effect on the economic health of Maui that the county and state simply can't afford.
A final point that I am sure you are already aware of, given the drop in tourism. Many people I have spoken with have already stated they will not visit Maui due to the threat of these properties being eliminated. Most do not want to stay in hotels due to less convenience and increased expense. Hotels pay a proportionately lower tax rate than STRs, and a large percentage of the money generated is sent to corporate headquarters on the mainland and not back into the Maui economy.
I firmly believe that good governance requires leadership that does not harm large numbers of people in an attempt to 'fix' a multifactorial and complex problem, but instead looks to preserve the economy, constitutional rights, and liberties while coming up with mutually beneficial solutions. Affordable housing requires thoughtful planning, budgeting, and this bill will not provide responsible solutions but more harm, than realized good.
I restate, the Papakea Resort community should not be included in Bill 9 for the many reasons outlined above. Please also see attached PDF, which highlights the key reasons why the Papakea Resort, in particular, should be exempt from any STR ban.
Mahalo, for your thoughtful consideration.
Mary D
I think this is a bill that obviously needs to pass, as it is life or death for so many in our community. I have had family members move several thousand miles away because of this crisis, and more are set to join them, splitting apart my family more and more. This story is also the story of many on island. Those who were born here have been treated as second class citizens, whose needs are treated as lower than the needs of foreign investors.
I see comments from condo owners here, scared of the return on their investment lowering, when many of us are scared for our only lifelong home.
Let me ask this, if someone depends on short term rental income for their mortgage, can’t they just rent to actual local families? That’s been the status quo for a long time. If they are paying off the mortgage of multiple properties with income from a short term rental, and will struggle to continue to do so, they can simply sell one of the properties to cover the rest for a long time. But renters and first time buyers have no such option.
The land is not a market asset, Maui does not belong to tourists, our lives are not worth less than a dollar.
Hello, I oppose this bill. As residents on Maui for 30 years my ohana could lose our housing as my husband's cleaning business will be wiped out. I am a teacher in the DOE having taught literally thousands of keiki on this island, but my ohana cannot live on a DOE salary alone. We will be forced to leave. Furthermore, this bill will NOT create affordable housing as intended. There are viable solutions to the housing crisis, and this is Not one. It will make the housing crisis worse. Please, please do not vote for this bill.
If this bill passes our Ohana will have to leave Maui. :''-(
Please, please please, vote NO.