Maui County Housing and Land Use Committee Meeting on Pāʻia Sugar Mill Redevelopment and Publication Notices – September 2, 2026

The Housing and Land Use Committee of the Maui County Council met on Wednesday, September 2, 2026, from 9:06 a.m. to 12:45 p.m. to consider two agenda items: Bills 109 and 115 (2026) for the Pāʻia Sugar Mill Redevelopment Project, and Bill 85 (2026) to amend public hearing notice publication requirements. The committee voted unanimously to recommend passage of all three bills on first reading, with significant amendments and conditions added to the Pāʻia project.

Public Comments & Testimony

• Bill Kamae (in person) testified in support of Bills 109 and 115, representing his long association with the applicants.
• Barry Hulse (via Teams) testified in support, citing a similar successful manufacturing initiative in Vermont that he led.
• William Spence (via Teams) testified in support, noting that the 1995 Pāʻia-Haʻikū Community Plan always intended industrial uses for the site.
• Olena Aleck (via Teams) testified in support, born and raised in Pāʻia, describing the mill as the heartbeat of the town and supporting the reduction in zoning intensity from heavy to light industrial.
• James Langford (via Teams) expressed concerns about a colonizing approach and urged more ʻāina-based solutions.
• Jesse Long (via phone, last four digits 4945) raised historical questions about land patents and colonization, criticizing workforce development language as colonial.
• For Bill 85, Jesse Long testified in support but urged better public posting at county buildings and criticized government “laziness.”

Discussion Items

Bills 109 and 115 (2026) – Pāʻia Sugar Mill Redevelopment Project

• The committee considered two bills to rezone 19.933 acres (TMK (2) 2-5-005:023 and 054) from Heavy Industrial and Agriculture to Light Industrial (M-1 Conditional Zoning). The Maui Planning Commission had recommended approval with conditions limiting uses to those represented and requiring 20% open space in perpetuity.
• Applicant presentation: Dan Ellis and Wayne Thibodeau of Pāʻia Village Company presented a vision for a manufacturing village, including workforce training, waste plastics recycling, ag processing, and community events. They emphasized restoring Pāʻia’s industrial heart and creating local jobs.
• Councilmember Paltin proposed six conditions: (1) water conservation best management practices (BMPs) from Dept. of Water Supply, (2) no transient vacation rentals or bed-and-breakfasts (except humanitarian sheltering), (3) maintain/establish an emergency evacuation route, (4) build to hurricane Category 3 standards, (5) require an ag processing facility (e.g., commercial kitchen), (6) ban corporate franchises (or formula businesses).
• Applicant supported conditions 1, 2, 3, and 5 in principle, expressed concerns about cost of hurricane standard, and requested flexibility on franchise ban language.
• Councilmembers debated amendments. The committee voted to restore M-1 uses (including B-1, B-2, B-3) with removals: animal kennels, pet shops, boarding facilities, harbor facilities/marinas, sanitariums, nursing homes, car lots. B&Bs were also prohibited except in disasters.
• Open space condition: Councilmember Rawlins-Fernandez moved to adopt the Planning Commission’s 20% open space requirement, with allowed uses including park, assembly area, agriculture, passive land use, and Native Hawaiian traditional/customary uses (including shade structures, weddings, etc.). Applicant called the 20% burdensome; after compromise, the evacuation route (approx. 1.74 acres) was allowed to count toward the 20% (amendment passed 6-1).
• The main motion as amended passed 7-0.

Bill 85 (2026) – Publication of Public Hearing Notices

• The department-initiated bill would change publication requirements from a twice-weekly newspaper to a “suitable publication generally circulated throughout the County,” intended to allow use of the Maui News and save costs.
• Planning staff noted support from all three planning commissions.
• No public testimony beyond one brief supportive comment.
• Motion to recommend passage on first reading with non-substantive revisions passed 7-0.

Key Outcomes

• Bills 109 and 115 (Pāʻia Sugar Mill): Recommended passage on first reading with amendments. Key conditions include:
  • Water conservation BMPs (list from Dept. of Water Supply) enforced by that department.
  • No transient vacation rentals, B&Bs, or short-term rentals (humanitarian sheltering excepted).
  • Emergency evacuation route to be maintained in consultation with MEMA; no upgrade required, but must be passable.
  • Restriction on formula businesses: no businesses with more than 10 locations worldwide sharing standardized features (architecture, uniforms, signage, menus, etc.).
  • 20% of property must remain in open space (non-contiguous, including the evacuation route), with allowed uses: parks, assembly areas (including food trucks, weddings, community events), agriculture, passive land use, and Native Hawaiian traditional/customary uses.
  • M-1 zoning with B-1, B-2, B-3 uses permitted, except removed uses (animal kennels, pet shops, boarding facilities, harbor facilities, marinas, sanitariums, nursing homes, car lots).
  • Bill requires six votes at full council due to planning commission recommendation.
• Bill 85: Recommended passage on first reading with non-substantive revisions. Will move to full council.
• Written testimony continues to be accepted for both items.