Rev. 02-10-2020 This page intentionally left blank Beyond Information. Intelligence. Established 1960* Database Marketing Economic & Social Impact Studies Evaluations December 30, 2019 Research Modeling/Forecasting Ms. Janice Takahashi, Chief Planner Hawai‘i Housing Finance and Development Corporation SMS Planning and Evaluation Office 1042 Fort Street Mall 677 Queen Street, Suite 300 Suite 200 Honolulu, Hawai‘i 96813 Honolulu, HI 96813 Ph: (808) 537-3356 E-mail: [email protected] Dear Ms. Takahashi: Website: www.smshawaii.com It is with pleasure that SMS Research presents this Final Report of the findings of the Hawai‘i Housing Planning Study, 2019. We believe the results will be an important tool to be used by those who will plan for and develop new housing opportunities for Hawai‘i's people in the remainder of this decade. It has been a pleasure to serve you during this project, and we look forward to working with you in the future. Sincerely, James E. Dannemiller Executive Vice President Page intentionally blank ACKNOWLEDGMENTS Hawai‘i Housing Planning Study, 2019 This report is the result of months of work by many people. We wish to acknowledge the participants in this project and their continuing dedication to housing planning based on hard data and the needs of Hawai‘i residents. The people listed below, and the agencies they represent, have demonstrated the wisdom and foresight required to maintain a comprehensive long-range data system for housing planning. In their dedication to the successful resolution of Hawai‘i’s housing problems, they have provided the guidance and direction to put the project in motion, the resources to make it possible, and the tireless dedication to making the system work for the people of Hawai‘i. • Hawai‘i Housing Finance and Development Corporation: Craig K. Hirai, Former Executive Director; Denise Iseri-Matsubara, Interim Executive Director; Janice Takahashi, Chief Planner; Lisa Wond, Planner • City and County of Honolulu: Pam Witty-Oakland, Director, Department of Community Services; Kathy Sokugawa, Acting Director, Department of Planning & Permitting; Marc Alexander, Executive Director, Office of Housing • Maui County: LoriAnn Tsuhako, Director; Linda Munsell, Deputy Director; Buddy Almeida, Housing Administrator • Hawai‘i County: Neil Gyotoku, Former Housing Administrator; Duane Hosaka, Housing Administrator; Alison Mukai, Grants Management Division Head • Kaua‘i County: Steven Franco, Former Acting Housing Director; Kanani Fu, CHA Housing Development Manager; Adam Roversi, Housing Director • Hawai‘i Public Housing Authority: Hakim Ouansafi, Executive Director; Barbara Arashiro, Executive Assistant; Kevin Auger, Housing Development Specialist; Ben Park, Planner • Office of Hawaiian Affairs: Jocelyn Doane, Public Policy Manager; Jim Patterson, Program Improvement Manager; Carla Hostetter, Special Projects Research Analyst • U.S. Department of Housing and Urban Development: Jesse Wu, Director, Office of Public Housing (Honolulu); Mark Chandler, CPD Field Office Director (Honolulu) • Department of Human Services: Harold Brackeen III, Administrator of the Homeless Programs Office • Hawai‘i Tourism Authority: Chris Tatum, President and Chief Executive Officer; Jennifer Chun, Director of Tourism Research • Hawai‘i Department of Hawaiian Home Lands: Andrew Choy, Planning Director Hawai`i Housing Planning Study, 2019 Page i © SMS December, 2019 Rev. 02-10-2020 Many housing experts have contributed to HHPS 2019 and to this report. The people listed below have given their time and expertise to provide ideas and direction, data, and review throughout the last several months. Without their time and talent, this project would not have succeeded. We are grateful to each one of them. • Lori Arakaki, Planner, City and County of Honolulu, Department of Planning and Permitting • Paul Brewbaker, Principal, TZ Economics • Cheryl Enriques, Research Analyst, Honolulu Board of Realtors • Mary Alice Evans, DBEDT Director - Director at Hawai‘i Office of Planning, Department of Business, Economic Development & Tourism • Kim Hester, Property Technical Officer, Real Property Assessment, Finance Kaua‘i County • Nelson Higa, Director of Strategic Development & Government Affairs, Honolulu Board of Realtors • Carla Hostetter, Special Projects Research Analyst, Office of Hawaiian Affairs • Keita Jo, Acting Assistant Real Property Tax Administrator, Hawai‘i County • Marie Lihn, Economist, U.S. Department of Housing and Urban Development • Gary Mackler, Member of the Special Action Team on Affordable Rental Housing, Kaua‘i County • Marcy Martin, Real Property Tax Administrator, Maui County • Mike McCartney, Director, Department of Business, Economic Development, & Tourism • Lea Mukai, Director of Executive Services, Honolulu Board of Realtors • Ramona Mullahey, Senior Analyst, Field Policy & Management, HUD Honolulu Field Office, Field Policy and Management, U.S. Department of Housing and Urban Development • Jim Patterson, Program Improvement Manager, Office of Hawaiian Affairs • Carlos Peraro, HMIS Administrator, C. Peraro Consulting, LLC • Joe Pontanilla, CDBG Program Manager, Community Development Block Grant, County of Maui • Joe Roos, Research & Economic Analysis Division, Department of Business, Economic Development & Tourism • Kathy K. Sokugawa, Acting Director, City and County of Honolulu, Department of Planning and Permitting • Eugene Tian, Chief State Economist, Research and Economic Analysis Division, Department of Business, Economic Development & Tourism • Steve Young, Planning Research Branch Chief, City and County of Honolulu, Department of Planning and Permitting • Suzanne Young, Chief Executive Officer, Honolulu Board of Realtors Hawai`i Housing Planning Study, 2019 Page ii © SMS December, 2019 Rev. 02-10-2020 Interviews • Cassandra Abdul, Executive Director, Na Hale O Maui • Harold Brackeen III, Administrator of the Homeless Programs Office, Department of Human Services • Paul Brewbaker, Principal, TZ Economics • Tom Brower, State Representative, Chair of the State House Housing Committee • Kevin Carney, (PB), NAHP-E, Vice President, EAH Housing • Stanford Carr, President, Stanford Carr Development, LLC • Stanley Chang, State Senator, State Senate Housing Committee Chair • Andrew Choy, Planning Director, Hawai‘i Department of Hawaiian Home Lands • Grant Chun, Executive Director, Hale Mahaolu • Cheryl Enriques, Research Analyst, Honolulu Board of Realtors • Mary Alice Evans, DBEDT Director - Deputy Director at Hawai‘i Office of Planning, Department of Business, Economic Development & Tourism • Karlylnn Fukuda, President, Munekiyo & Hiraga, Inc. • Gary Furuta, GSF LLC – Project Manager, Hawai‘i Housing Development Corp. • David Goode, P.E. Director, Department of Public Works Department, Maui County • Jordan Hart, President, Chris Hart & Partners, Inc. • Nelson Higa, Director of Strategic Development & Government Affairs, Honolulu Board of Realtors • Charlie Jencks, Developer • Arryl Kaneshiro, Project Specialist at Grove Farm Company, Inc. • Robert J. Kroning, P.E., Director of Department of Design and Construction – City and County of Honolulu Public Works • Kurt Matsumoto, Chief Operating Officer, Pūlama Lāna‘i • Michael P. Matsumoto, P.E., FACEC – President/CEO, R. M. Towill Corporation • Reina Miyamoto, Executive Director, Hawai‘i HomeOwnership Center • Lea Mukai, Director of Executive Services, Honolulu Board of Realtors • Dave Nakamura, Executive Director, Mutual Housing Association of Hawai‘i • Clarence K. Nishihara, State Senator, Chair of the Committee on Public Safety, Intergovernmental, and Military Affairs • Jillian Okamoto, Division Administrator – Housing Assistance and Referral Programs, Catholic Charities Hawai‘i • Richard H.K. Onishi, State Representative, Chair of the State House Tourism & International Affairs Committee Chair • Carlos Peraro, HMIS Administrator, C. Peraro Consulting, LLC • Heather Piper, Executive Director, Hawai‘i Community Reinvestment Corporation • Joe Roos, Research & Economic Analysis Division, Department of Business, Economic Development & Tourism • Joy A. San Buenaventura, State Representative – Puna • Linda Schatz, Principal, Schatz Collaborative LLC • Maile S. L. Shimabukuro, State Senator (Dr. Richard Levine on behalf of Senator Shimabukuro) • Will Spence, former Director of the Department of Housing and Human Concerns • Lyle Tabata, Deputy County Engineer, Public Works Department, Kaua‘i County • Janice Takahashi, Chief Planner, Hawai‘i Housing Finance and Development Corporation • Gregg Takayama, State Representative, Chair of the House Public Safety, Veterans, & Military Affairs Committee Hawai`i Housing Planning Study, 2019 Page iii © SMS December, 2019 Rev. 02-10-2020 • Brian Takeda, Planning Project Manager, R. M. Towill Corporation • Suzie Thieman, Executive Director at Lōkahi Pacific • Walter Thoemmes, Managing Director for Commercial Real Estate, Kamehameha Schools • Gavin Thornton, Executive Director, Hawai‘i Appleseed Center for Law and Economic Justice • Eugene Tian, Chief State Economist, Research and Economic Analysis Division, Department of Business, Economic Development & Tourism • Tracy Tonaki, Senior Vice President, D.R. Horton, Inc. • David Ward, Developer of David Ward • Craig Watase, President, Mark Development, Inc. • David Yamamoto, P.E. Director, Department of Public Works, Hawai‘i County • Suzanne Young, Chief Executive Officer, Honolulu Board of Realtors Hawai`i Housing Planning Study, 2019 Page iv © SMS December, 2019 Rev.