Professional Documents
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Tipping Points
"the levels at which the momentum for changewhether desirable or undesirablebecomes unstoppable"
Is Maui Nui At A Tipping Point? "the levels at which the momentum Are we facing:
Or
a diversity of jobs away from just tourism & constructionincluding many green collar jobs;
and retention and expansion of Mauis historical and cultural heritage and our precious aina.
Carrying Capacity
The maximum number of individuals that a given environment can support without detrimental effects.
Carrying Capacity
For an island such as Maui the World Tourism Organization uses a technical definitionthat carrying capacity represents: the maximum number of people who may visit a tourist destination at the same time, without causing destruction of the physical, economic and sociocultural environment and/or an unacceptable decrease in the quality of visitors' satisfaction .
Carrying Capacity
Or, in everyday terms how much congestion and traffic jams
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parking restrictions
overcrowded beaches
watering
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Housing Jobs
Any attempt at long-range planning tries to stay within acceptable parameters. Nevertheless, initial resident population growth estimates for Maui were almost 11% below actual 2010 numbersand indeed 2010 Maui resident population topped the projected 2015 levels by 3%. Given that growth rate, its plausible that by 2030 total de facto populationresidents plus visitors could near 280,000. Where will everyone live, work, be schooled, play, etc? And yet, even the original projections did not take into account The Great Recession and effects of spiraling energy costs.
10
By 2020only nine years awaythe percentage of Mauis population aged 60 and up will have increased over 55% while the estimated population below the age of 15 will rise only slightly.
Number of People
Where will everyone live, what mix will there be between single and multi-family homes and how much affordable versus luxury housing will be built?
12 10 8 6 4 2 0
From 2000 through 2007pre-Great Recessionthe average sales price of a single family house rose 130% while over the same period average sales price of a condominium increased 240% and average sales price of an affordable home went up 36%.
Given those trends, is there any doubt, then, why developers hesitateor prefer notto build affordable homes? Or, that developers seem driven to build ultra-high-price sprawling McMansion second-homes in gated hideaways for offshore cliental rather than multifamily or affordable market-level priced homes?
And yet most Maui citizens participating in a county-wide planning exercise expressed fears that new housing would not be affordable or even built for long-term residents.
Over 95% of the planning exercise participants said they wanted all future housing developments to contain from five to ten units an acre AND cluster most development into urban expansion areas in Central Maui and Kihei. They clearly indicated a strong desire for creating more compact developments. And a large majority in that planning exercise stressed the continuing need to preserve open space, to protect agricultural and coastal lands, and to protect historic and cultural sites.
Sourc
Is there an optimum or more desirable mix for new single family versus multi-family housing units?
Jobs Forecast
100,000 90,000 80,000 70,000 60,000 50,000 40,000 30,000 20,000 10,000 0 2000 2005 2010 2015 2020 2025 2030
Total civilian wage and salary jobs Transportation and Utilities Trade Accommodation and food services
Unfortunately, current projected job increases will fall far below projected population gains.
1990
By 2030, a lower percentage of service, government, agricultural manufacturing, construction, transportation/commerce/ utilities, and banking & finance jobs. Agricultural jobs under these projections will halve.
2030
Occupation Retail Sales Waiters & Waitresses Cashiers Maids & Housekeepers Landscaping & Groundskeepers Janitors & Cleaners General Office Clerks Food Preparation & Serving General Maintenance & Repair Restaurant Cooks Average
Number
Number 3,040 2,760 2,300 1,930 1,850 1,770 1,400 1,320 1,080 1,030
$50,000
But Even The Five Highest Paying 2008 Maui County Visitor Industry Salaries All Fell Below The Statewide Overall Average C hart Title Wage
$ 4 1 ,4 4 0 $ 4 2 ,7 6 0
$40,000
$ 3 3 ,5 8 5
$30,000
$ 2 9 ,1 5 0
$ 3 0 ,1 2 5
$ 3 0 ,3 8 5
$20,000
$10,000
$0
R etail S ales L an d scap in g & G rou n d sk eep ers M aid s & H ou sek eep ers
28,420
R estau ran t C ook s Gen eral M ain ten an ce & T otal, A ll Occu p ation s R ep air
12 86 27
3 51 43 17
71 6
Percent No Percent Unsure Percent Yes
We need more tourism jobs Maui run for tourists at the expense of locals
77
25
50
Percentages
75
100
5 4 69 5
91
Crime
35 47 25
60
15 18
60
25
50
75
100
Percentages
Infrastructure
Without adequate infrastructure how can there be any of the projected surges in population, all the proposed developments, influxes in tourism and the shifts in job types and location? Even now a lack of adequate revenue sources means too much of Mauis key infrastructure is already overworked & outdated at the same time that capital expenditures are lagging.
From 1994 through 2009, Maui County revenues grew at an average rate above 5.5% and yet, in just over half of those sixteen years revenues exceeded expenditures
But, while infrastructurecapitalexpenditures averaged 14% of total budget expenditures from 2000 through 2004, that percentage dropped to only 10% starting in 2005 and 2006.
Inadequate Infrastructure
Water
Iao Aquifer constructed from 1940 through the 1980s is being pumped beyond any sustainable yield.
Regional Central Maui distribution source constructed in 1970s & 1980s and needs constant maintenance. Plantation ditch system goes back to the 1800s and requires constant maintenance.
Inadequate Infrastructure
Water Sewage Treatment
Wailuku Kahului wastewater reclamation facility constructed in early 1970s and needs tsunami and shoreline fortification. Lahaina wastewater reclamation and collection system goes back to mid-1970s and the earliest facility already is off-line. Kihei wastewater reclamation facility was constructed in 1975 and has capacity remaining. Regional transmission line built in 1970s & 1980s and needs constant maintenance.
Inadequate Infrastructure
Water Sewage Treatment Schools
Baldwin High built in 1938over-capacity. Maui High built in 1971over-capacity. Lahainaluna High built in 1831. Iao Intermediate built from 1930s 1980s and is overcapacity. Kihei high school students still bused to Central Maui.
Inadequate Infrastructure
Water Sewage Treatment Schools Roads
Kaahumanu Avenue built pre-1959now, over-capacity. Honoapiilani Highway pre-1959now, over-capacity. Piilani Highway built 1981if more South Maui development occurs, will be far beyond its capacity. Hana Highway built starting in 1930s and now overcapacity in many segments.
Inadequate Infrastructure
Water Sewage Treatment Schools Roads Harbors, Government & Hospitals
Kahului Harbor dates to 1900s and is nearing capacity. County offices newest building is almost 40 years old and way over-capacity. Maui Memorial Hospital main building constructed in 1952; no current South or West Maui facilities.
Inadequate Infrastructure
Parks & Recreation
Existing acreage already over 60% below current demands and by 2030 may be nearly 275% below predicted demands. Even the new South Maui park does not satisfy demand.
Inadequate Infrastructure
Parks & Recreation
Acres Existing Region Wailuku-Kahului Kihei-Makena West Maui Upcountry Paia-Haiku Hana Totals Acreage 186 114 125 118 110 29 682 Demand 477 451 447 232 123 22 1,752 2005 Deficit -291 -336 -322 -114 -13 7 -1,069 Demand 727 719 622 309 139 29 2,545 Deficit/Excess 2030 Deficit -541 -605 -497 -191 -30 0 -1,864
South Maui 2010 Census of nearly 29,000 is only 3% below the initial projected 2015 South Maui 30,000 estimate
2010 Population 28,892 Residents 2010 Housing Units 10,889 Occupied & 7,710 Vacant (43%) of 18,059 total
MakawaoWailukuYear Kahului
KiheiMakena
PaiaHaiku Hana
2015 2020
55,957
71,223
+ 70% + 61%
38,757 30,597 22,870 41,503
20,000
17,967
23,286
10,000 0
Lahaina Kihei-Makena Wailuku-Kahului
Given That The Ideal Solution Locates Jobs Near Housing Here Are Projected Jobs by Community Plan Areas
+33%
44,372 39,249
+22%
21,148 23,147 25,721
+104%
28,686 20,351 14,037
33,312
7% decrease in Wailuku-Kahului 37% increase in South Maui versus 21% decrease in Lahaina PaiaHaiku 2%
2000
2020
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130 3,805 31
South
Upcountry Total
1,185
3,929 9,718
2,300
5,093
1,448
15 2,019
4,933
3,944 16,830
Unit counts do NOT include additional ohanas, small projects under five units, infill on vacant lots or any new agricultural subdivisions. Source: Maui Planning Department, February 15, 2011
Area
Unit counts do NOT include additional ohanas, small projects under five units, infill on vacant lots or any new agricultural subdivisions.
Existing South Maui entitlements Plus Makena Resort Wailea build-out Wailea 670 Plus Ohanas, vacant lots, small subdivisions & agricultural subdivisions
???
Multi-Family (67.9 acres) 200 units Single Family (25 acres) 400 units with 8 units per acre Commercial (1.4 acres)
County Zoning
A-1 Apartment District (52.8 acres) A-2 Apartment District (15.1 acres) R-1 Residential District (25) acres B-2 Community Business District (1.4 acres)
2016-2022
750 Residential Units
Total
1,150 Residential Units 100,000 square feet commercial 1,150 Residential Units 640 Resort Units 238,390 square feet commercial 850 Residential Units 3,150 Residential Units 640 Resort Units 328,000+ square feet commercial
Wailea Resort
1,050 Residential Units 640 Resort Units 138,390 square feet commercial
1,850 Residential Units 640 Resort Units 238,000 square feet commercial
New Malls
Wailea 670
Make Build
But, where is the accountability that assures that these pre-conditions are met?
Not every planning issue is covered here. Consider this an introduction to the broad choices South Maui residents must deal with over the coming months. Many more key questionssuch as where urban growth boundaries will be placedstill remain.
What Maui Nui as a wholeand South Maui specificallybecomes is our collective responsibility, our kuleanea! Tipping points can move many ways and the more that movement is influenced by us, we can be assured that the result will be what we desire. Mahalo
A PDF version of South Maui At The Tipping Point is available upon request from the PDF Archives section on the MauiTomorrow.org website.
by MJ Duberstein with much assistance from David Michaelson, er and Lucienne DeNaie and the members of The Maui Tomorrow Fou 11