LUO Revisions (8 dwellings allowed by-right, on a single Res or Country zoned lot of sufficient size)

BILL024(10)

TO AMEND CHAPTER 21, REVISED ORDINANCES OF HONOLULU 1990, AS AMENDED (THE LAND USE ORDINANCE), RELATING TO THE LAND USE ORDINANCE. (CHAIR TODD APO (BY REQUEST)

The Dept of Planning & Permitting introduced this bill, describing it as "an assortment of miscellaneous 'housekeeping' measures."


Most relevant to developers of multiple homes on R-5 zoned land (see pg 12):

"A maximum of eight dwelling units may be placed on a single zoning lot in a country or residential district, provided

a) The zoning lot shall have a lot area equal to or greater than the required minimum lot size for the underlying country or residential district multiplied by the number of dwelling units on or to be placed on the lot.

b) If the applicant wishes to erect additional dwelling units under the provisions of Section 21-8.20, ohana dwellings, the zoning lot shall be subdivided.

c) The number of dwelling units contained in each structure shall not be greater than permitted in the applicable zoning district.

d) This section shall not apply to more than eight dwelling units on a single zoning lot, which must be processed under the established procedures for cluster hosing, planned development housing or subdivision.

e) The zoning lot shall be located with access to a street or right-of-way of minimum access width as determined by the appropriate agencies.

f) There shall be no more than one farm dwelling on an agricultural zoning lot, except as may otherwise be permitted under established procedures for ohana dwelling units, cluster housing, or planned development."

Dept of Planning & Permitting Commentary attached to explain the change:

Eliminates the site development plan permit and replaces it with provisions permitting up to 8 dwelling units by-right on a single residential or Country zoning lot of sufficient size. The site development plan option has rarely been used; and, in the few instances where it has been used, has essentially functioned as a means to achieve a small subdivision without providing full City-standard infrastructure improvements. Therefore, from a regulatory perspective it has been of little benefit to either developers or the City as a relevant type of regulatory option for housing development. Under existing provisions, up to two single-family dwellings on permitted on a zoning lot of sufficient size (i.e., at least twice the minimum lot size). And, the site development plan option is available for the development of three to six dwellings on a single zoning lot.

As a streamlining measure, the proposed revisions will allow up to eight dwellings by-right on zoning lots of sufficient size; i.e., the zoning lot must be at least equal to or greater than the required minimum lot size for the underlying zoning district multiplied by the number of dwellings to be developed on the lot. This will also eliminate the unnecessary regulatory requirement for associated existing use and cluster housing approvals for relatively small multiple housing developments. And, this will eliminate many, if not most nonconforming dwelling unit situations. 

Furthermore, the current provisions of LUO Section 21-8.30 authorize the development of up to two dwellings “by right” on residential, country, and agricultural zoning lots with at least twice the minimum lot area for the underlying zoning district. For agricultural zoning lots, the existing provision conflicts with the City Council’s recent proposal to limit the number of permitted by-right farm dwellings to only one, initiated under Resolution No. 09-90, CDI. The Council proposal inadvertently overlooked making corresponding, but necessary amendments to this related LUO provision. 

The proposed revisions will also clearly permit the accommodation of ohana farm dwellings, where already allowed under established procedures. The City Council did not specify that it ever intended to change longstanding City policy relating to ohana dwellings, and did not propose to prohibit ohana farm dwellings in agricultural districts, when it adopted its proposal in Resolution No. 09-90, CD1. The DPP is not proposing any change to ohana dwelling policies or practices. Therefore, these related amendments are necessary and appropriate as part of the overall LUO revisions re: farm dwelling standards and requirements.

This bill was approved as Ordinance 10-19 on 9/2/2010. Planning commission report and justification for revisions, below.

   Proposed LUO Revisions Approved by Planning Commission by QQuestor on Scribd

Building Permit Activity (1980 thru 2009)

Historic Price of Single-Family Homes compared to Volume of Residential Building Permits.

We are already faced with a shortage in the inventory of single-family homes. Looks like it will get a lot worse since there were so few New Single-Family building permits issued in 2009.

Low permit activity seems to be correlated with (ie. precede) higher home prices. The converse also seems true. Higher permit activity is correlated with a downward trending residential real estate market.

For 2010, even as interest rates climb, the shortage of homes is expected to keep home prices high.

We are seeing more activity at the Dept of Planning & Permitting though.

Sanborn Insurance Maps for Hawaii

Found this site which has some historic maps for Hawaii.

The maps are circa 1891 to 1906 and there is an index to the maps at the end of each section. Makes sense since there wasn't much else to insure back then.

My interest in them was as a tool to authenticate nonconforming structures or uses. But these are limited to the Downtown area only. So far, i haven't been able to locate historic maps for other areas of the island.

Anyone have aerial maps from the 30's to 70's?

Manufactured Housing 101

SOURCE: APA Policy Guide on Factory Built Housing  and the Manufactured Housing Institute (accessed 4/18/10)

Factory-Built Housing is the broad category which includes the following (This blog post talks specifically about Manufactured Homes/Mobile Homes only):

1. Manufactured Housing built under the 1976 Department of Housing and Urban Development (HUD) Manufactured Housing Code, which preempts local code standards, and commonly referred to as "HUD Code Housing" or "mobile homes". In 1980 this designation was changed to "manufactured home" in recognition of the more durable and less mobile nature of these homes. Once sited, these homes are rarely moved. Manufactured homes may be single- or multi-section and are transported to the site and installed. Federal standards regulate design and construction, strength and durability, transportability, fire resistance, energy efficiency and quality. The HUD Code also sets performance standards for the heating, plumbing, air conditioning, thermal and electrical systems. It is the only federally-regulated national building code. On-site additions, such as garages, decks and porches, often add to the attractiveness of manufactured homes and must be built to local, state or regional building codes.
2. Modular Housing is built off-site in components or modules for assembly on-site in accordance with locally adopted and enforced building codes.
3. Panelized Homes: These are factory-built homes in which panels - a whole wall with windows, doors, wiring and outside siding - are transported to the site and assembled. The homes must meet state or local building codes where they are sited.
4. Pre-Cut Homes: This is the name for factory-built housing in which building materials are factory-cut to design specifications, transported to the site and assembled. Pre-cut homes include kit, log and dome homes. These homes must meet local, state or regional building codes.

Universal Building Code Approval (of Manufactured Housing/Mobile Homes):

• This HUD approval seems to preempt local building code jurisdiction: "The Manufactured Housing Improvement Act of 2000 calls for federal preemption to ensure that disparate state or local requirements do not affect the uniformity and comprehensiveness of the HUD Code to be broadly and liberally construed."
• Moreover, it may be a federal requirement that this type of housing be allowed in residential zoned areas: "Many communities are unprepared for the accommodation of manufactured housing and are unaware of legal obligations to accommodate manufactured housing in residential areas."
• Except for the foundation and anchoring systems: Those need to comply with ANSI Standards (published in 1994). There is a Model Manufactured Home Installation Standards (2003 edition) avail on the NFPA website. Unsure if this is a completed/final version of the document or just a draft version. 

Mobile Homes Taxed as Personal Property vs Real Property (here's how you get around that)

• "An additional barrier to the placement of manufactured housing is the treatment of manufactured housing as personal property. Many jurisdictions oppose manufactured housing because units are often taxed as personal property rather than real property, producing lower tax revenue that traditional housing forms, which are taxed only as real property. Similarly, personal property financing carries higher consumer interest rates than mortgage loans for real property. Several states have adopted laws declaring manufactured housing, permanently installed, as real property for tax purposes. Statues have also been adopted permitting surrender of the estate title so that a real estate mortgage may be obtained, and that the mortgage is insurable without special endorsement."

Financing for Manufactured Homes

• According to ManufacturedHousing.org: "Just as there are choices when you buy a site-built home, there are a variety of financing options when you buy a manufactured home. Down payments and loan terms are similar - 5 to 10 percent of the manufactured home’s sales price, and loan terms of 15 to 30 years.
• If you are buying the home and land together, or plan to place the home on land you already own, some financial institutions offer traditional real estate mortgages with similar interest rates. Should you be purchasing the manufactured home separately from the land on which it will be located, the home will probably be financed as a personal property manufactured home loan, usually with a somewhat higher interest rate.
• FHA-insured and Department of Veterans Affairs-guaranteed (called FHA and VA) loans are available to manufactured home buyers. These types of loans may offer lower interest rates or lower down payment requirements if available in your area. They require more paperwork during the credit application and approval process and, therefore, may take longer for approval than a conventional loan."

According to ManufacturedHousing.org quickfacts 2010 brochure, Hawaii was the only state in the United States to NOT receive any Mobile Home shipments. Rhode Island received the second least at 11 homes. Texas received the most Manufactured Homes/Mobile Homes at 11,020.

Interestingly, Manufactured Homes still have a critical path chart of events that must happen sequentially. It's not just a matter or buying the home and plunking it down on the site. Survey, site prep, grading, utility connections, interior work, sidewalk, porch, garage additions, etc are still required.

Further Reading:
www.nahbrc.com search for  “manufactured,” and “modular,” to bring up lots of good,  informative pieces most of which are downloadable. Topics of interest include, “Two Story HUD-Code Homes,” “Steel Frame Modular Housing,” “On-Site House Factory,” “Manufactured Housing Ground Anchor Systems,” “Manufactured Housing Disaster-Resistant Pier Systems,” ”Tilt-up Roofs for Manufactured and Modular Home,” “Hybrid Modular/Panelized Housing,” and “SIPs Modular Housing.”

www.pathnet.org Website focuses on technological innovation in the housing industry. A number
of the books and research manuals listed above can be accessed and downloaded at this site.

http://www.huduser.org/portal/ search for Manufactured Housing. Publications avail to discuss foundation requirements, financing, etc.

Historic Price of Real Estate in Honolulu

Median Sales Price of a single-family home has doubled since 2001, outpacing growth in Household Income. 

In an environment where the cost of housing far exceeds individual income, people pool their resources to illegally convert portions of their home to rent to family or tenants for added income. Household sizes increase. We see this continually in our architectural drafting service business and in descriptions for MLS listings: "separate entry", "ideal for multi-family living", "3/2 up, 1/1 dnstairs"... all code words for ILLEGAL RENTAL.

THE MARKET has spoken -- people are willing to take the risk of living/renting/operating an illegal rental to make ends meet. It is my observation that illegal conversions do sell for more because the market perceives it as being more valuable.

By not using its Zoning Powers, the City is losing revenue. The Ohana Dwelling Unit provisions  are too restrictive and thus has not gained widespread adoption among the eligible properties. Ohana Units require:

• $5,500 sewer connection fee, 
• 2 additional parking stalls, 
• a Restrictive Covenant stating the unit can only be rented to people related by blood, marriage, adoption, and 
• the extensive amount of retrofit work required to provide the required 1-hour fire wall separation (a wall/floor assembly that must comply w/ ASTM E-119). It is difficult to upgrade the older single-wall homes in Hawaii to comply with a building code written on the mainland.

Comparatively, an Illegal Rec Room Rental Unit does not require any retrofits or fees. 

Consequently, more and more homeowners are opting for noncompliance and the government is losing revenue from permit fees, monthly sewer base charges (billed by BWS), GET from rental income, etc.

Accessory Dwelling Units (ADU's) are one way to address the needs of Homeowners, Renters, the Government and the Community.

Information deemed reliable but not guaranteed. 

SOURCE: Honolulu Board of Realtors

Oahu Median Sales Price 1987 to 2010 -

Affordable Housing in Hawaii - circa 1935

How long has Hawaii been struggling to create affordable housing?

• Since 1935: According to the Hawaii Housing Finance & Development Corporation website, "The Hawaii Housing Authority (HHA) was created in 1935 by the Territorial Legislature to provide safe and sanitary housing for low-income residents of Hawaii."

Remember, we became a state in 1959.

Largest Building Fires and Subsequent Building Code changes

Here's an interesting article about the largest building fires and subsequent Building Code changes.

Shipping Container Structures

John Rogers does it locally in Hawaii. He said one such container home was permitted on the Big Island (permit #B2008-0760H), but so far, none have been permitted on Oahu as a dwelling use.

An article in Hawaii Luxury magazine interestingly featured an article about a music producer running his studio out of a shipping container on the North Shore. I believe it erroneously describes says its aluminum, instead of steel. And there seems to be no mention of if the structure was built with a permit or not.

Some architects are starting to create affordable housing and office space from shipping containers. This has not caught on in Hawaii; i'm not sure whether it is permit constraints or simply that it is just not cost effective when compared to traditional stick-frame structures.


2010 spring_Hawaii Modern Luxury Magazine modernluxury.com_Wright Way using Aluminum Shipping Container -

Putting the "Stain" in Sustainable (or Eco-friendly ways of handling Human Waste)

If it's one positive thing this financial crisis has done, it's to make us forcefully aware of how we spend our resources. This includes our natural resources. Take for instance our supply of clean water. Should we really be flushing it down the toilet, only to spend millions more to sanitize it?
Let's talk crap (orig published 10/18/08), an article from Salon.com questions the amount of natural resources committed to handling our wastewater (click here to listen to the interview. 

Realtors and Architects are not trained to address urban design and infrastructure issues like how a municipality handles its wastewater. Most people think only in terms of traffic commute time. But these underground issues do shape our communities and affect the bottom line.

This is an interesting time when the word Sustainable has become more than an elusive ideal for green Architectural design. It's now on everyone's mind across America: How much longer can we sustain this kind of (consumerist) lifestyle?
Maybe one day all plans will have to be routed through HECO (much like Board of Water and Wastewater dept) to verify that electrical capacity in the neighborhood is sufficient for a new electric car or a 2nd refrigerator.

ZONING VARIANCES and CONDITIONAL USE PERMITS

The Dept of Planning & Permitting offers relief from the strict interpretation of the Zoning Code. In general, if the exception is for the public benefit, a Conditional Use Permit is sought. If the exception is primarily for benefit of an individual property, then it's a Variance. In practice, the Zoning Board of Appeals has stated at one hearing I attended, that a Variance is not to be based on individual hardship but instead based on the characteristics of the property.

• (Interesting fact: There are two types of permits: "Ministerial" and "Discretionary". Ministerial means that once an applicant meets all the requisite conditions, the permit must be granted. Whereas Discretionary means that the City Planner uses his/her discretion on a case-by-case basis to determine the merits of a project, whether it should be approved or not, or approved with conditions.

Building Permits are Ministerial.
Most Zoning Permits are Discretionary.

Thus, it's no surprise that the Variance approval process is subjective. For example, the minimum setback between a residential structure and the rear/side property line is 5'-0". However, there is no written rule as to exactly how many inches a structure can encroach into the minimum setback and still be approved under a zoning variance. It all depends on the specific circumstances involved.

For the undaunted who still wish to press on: City Charter allows a Variance can be granted, but it must first meet the 3 tests of Hardship:

1. the applicant would be deprived of the reasonable use of such land or building if the provisions of the zoning code were strictly applicable;
2. the request of the applicant is due to unique circumstances and not the general conditions in the neighborhood, so that the reasonableness of the neighborhood zoning is not drawn into question; and
3. the request, if approved, will not alter the essential character of the neighborhood nor be contrary to the intent and purpose of the zoning ordinance.

Sometimes public input is a required step of the Conditional Use Permit process. Approval is never guaranteed and even partial approval, can put an applicant back to square one, since partial approval may mean a significant re-design of the project.

The approval process typically requires other government offices' review. Traffic will look at a project and may impose restrictions on a project that are completely separate from the Health Department's requirements.

Over the years and thanks to a few helpful City Planners, I have obtained copies of (approved) variances, related to our Client's situation. These give some insight into the reasoning behind their decision and what factors they see as relevant to each case. See VARIANCES link.

Zoning Code vs Building Code

Both Codes are mandated by City ordinance. The Revised Ordinances of Honolulu (ROH) has 41 Chapters. The Land Use Ordinance ("LUO") aka Zoning Requirements, generally address what a project looks and feels like. Whereas the Building Code is more concerned with life and safety issues.
Below are some of the more relevant ones to Real Estate and Construction.

• Chapter 16 Building Code (Article 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12)
• Chapter 17 Electrical Code
• Chapter 18 Fees and Permits for Building,Electrical, Plumbing and Sidewalk Codes
• Chapter 19 Plumbing Code
• Chapter 20 Fire Code of the City and County ofHonolulu
• Chapter 21 Land Use Ordinance, Exhibits and Article 10 (2.4 MB PDF) (Appendix A, B, C, D, E, F-Kakaako Special Design District, G, H, I; Index)
• Chapter 22 Subdivision of Land
• Chapter 23 Shoreline Setbacks
• Chapter 24 Development Plans (Ordinance provisions: Central Oahu; East Honolulu; Ewa; Ko'olau Loa; Ko'olaupoko; North Shore; Primary Urban Center; Northwestern Hawaiian Islands; Waianae) (Plan documents: Central Oahu; East Honolulu; Ewa; Ko'olau Loa; Ko'olaupoko; North Shore; Primary Urban Center; Waianae)
• Chapter 25 Special Management Area
• Chapter 27 Housing Code
• Chapter 32 Building Energy Conservation Code

According to the LUO, its Purpose and Intent is to:

"... regulate land use in a manner that will encourage orderly development in accordance with adopted land use policies, including the Oahu general plan and development plans, and to promote and protect the public health, safety and welfare by, more particularly:

(1)  Minimizing adverse effects resulting from the inappropriate location, use or design of sites and structures;

(2)  Conserving the city's natural, historic and scenic resources and encouraging design which enhances the physical form of the city; and

(3)  Assisting the public in identifying and understanding regulations affecting the development and use of land.

(b)  It is the intention of the council that the provisions of the LUO provide reasonable development and design standards for the location, height, bulk and size of structures, yard areas, off-street parking facilities, and open spaces, and the use of structures and land for agriculture, industry, business, residences or other purposes."

The LUO is also concerned with landscaping, min open space requirements, # and arrangement of parking stalls, residential/commercial density and use, and preserving certain features in a Special Design District. The LUO is what prevents your neighbor from opening an amusement park or night club next door to you.

On the other hand, the Bldg Code addresses "the design and installation of building systems through requirements emphasizing performance..." and fire-safety.

Both Zoning and Building Codes place restrictions on maximum heights, setbacks, floor area, but for different reasons. ie. The Zoning Code regulates floor area for aesthetic reasons, perhaps to limit neighborhood density, whereas the Building Code limits floor area to reduce the hazard in case of a fire. 

For example, a building made of concrete (w/ fire-sprinklers and multiple exits from each floor) would be allowed to be built taller, larger and closer to the property line, than a building made of wood. In case of fire, a concrete building stands a much greater chance of containing the blaze to a smaller area, thus allowing occupants to escape. Also, there is less chance of fire spreading throughout the concrete building or spreading to a neighboring lot.

Smart Growth: Mixed Use Zoning (like the older neighborhoods)

MIXED VS UNIFORM ZONING In Honolulu, older neighborhoods often have small pockets of mixed zoning vs large swaths of residential development bordered by retail/wholesale outlet stores. Which is typically what happens in new residential developments: homes are grouped into one area with commercial uses grouped along the highway, ie. strip malls.  

 

By concentrating (and limiting) commercially zoned land, it becomes a rare commodity with a high demand. The result is higher rents that only large national brands can afford; smaller local stores can't compete. Driving down Ft Weaver Rd in Ewa, you're more likely to see 7-11's, McDonald's, or Starbucks; not a Magoo's Pizza, Sam Choy's, or a local plate lunch stop -- establishments that create a unique sense of place or reinforce a cultural identity. 

 

Alternatively, proponents of Smart Growth suggest that distributing commercial uses more evenly would help to break-up the strip-mall effect, provide more opportunities for local business to develop/in-fill smaller parcels of land and enrich the cultural uniqueness or character of the neighborhood (ie. Would Matsumoto Shave-Ice on the North Shore be such an icon if it were a Walmart?).  

 

Another potential benefit of mixed zoning is reduced traffic congestion. The theory is that by distributing or mixing uses, people can access needed goods and services by foot rather than car. In Palolo and Kapahulu, for example, there are corner grocery stores or mini marts. These neighborhood stores help to reduce traffic by providing amenities within walking distance from home.

These mini marts are considered Nonconforming Uses in residential zoned neighborhoods and cannot be expanded. There are also strict limits as to the amount of physical repairs they can do per 12-month interval. And no new mini marts are allowed.

Which system works better? Compare older neighborhoods like Manoa, Palolo, Kaimuki, vs new development in Ewa and Mililani. For now, the commute seems to be the resounding complaint of locals, but some would also characterize the older neighborhoods with mixed zoning as having more character; a sense of place.

Listen to this audio stream and article about how "Developers Improvise as Economy Falters" (aired 8/21/08). Some are creating communities with a town center that features conveniences within walking distance: "You'll be able to live, work and play here like the early villages in the United States," the developer says.

New Orleans was never built to code! and we loved it that way

Reading "Restoring the Real New Orleans" in Metropolis magazine Feb 2007, one section of the article caught my eye particularly because of the high cost-of-living and housing prices in Hawaii.The excerpt reads thus:

The lost housing of New Orleans is quite special. Entering the damaged and abandoned houses, you can still see what they were like before the hurricane. They were exceedingly inexpensive to live in, built by people's parents and grandparents or by small builders paid in cash or by barter. Most of these simple, pleasant houses were paid off. They had to be because they do not meet any sort of code and are therefore not mortgageable by current standards.

It was possible to sustain the unique culture of New Orleans because housing costs were minimal, liberating people from debt. One did not have to work a great deal to get by. There was the possibility of leisure. There was time to create the fabulously complex Creole dishes that simmer forever; there was time to practice music, to play it live rather than from recordings, and to listen to it. There was time to make costumes and to parade; there was time to party and to tell stories; there was time to spend all day marking the passing of friends. One way to leisure time is to have a low financial carry. With a little work, a little help from the government, and a little help from family and friends, life could be good! This is a typically Caribbean social contract: not one to be understood as laziness or poverty -- but as a way of life.

Living in Hawaii, I am accustomed to being in a tourist destination. But as the economy matures and we become part of the global village, I can't help but feel that Hawaii is losing it's sense of place; it's cultural identity. When strip malls and national brand stores take over, what makes Kalakaua Avenue any different than LA?

Accessory Dwelling Units

Here's an excellent video that personalizes how ADU's can help create affordable housing.

IKEA Commission of ADU's (Accessory Dwelling Units)

Description for this video by a Housing Commissioner for the City of Arizona Description reads:

"As the City of Sedona considers the affordable housing issue and a draft proposal permitting Accessory Dwelling Units on properties zoned single family residential, I took a field trip to IKEA in Tempe and interviewed housing commissioner, Karen von Merveldt-Guevara. She took a tour of 2 designs.

The first floor plan we toured was 748 square feet, at the larger end of what the city may allow and the second, 376 square feet, is at the smaller end of the size allowance."

If you've ever walked around IKEA, you know the displays are beautiful and terribly efficient. Who wouldn't want to move right into the IKEA showroom?!

What but this video was insane in the simplicity of it. They walked around IKEA and compared the square footages with what can be done with an interior space. 

OK, so Honolulu should definitely allow ADU's but only if they are designed by an IKEA Commission, which i happily submit my application to supervise! The job will require numerous trips to an IKEA outlets for purely research purposes, of course.

Rebuilding a Nonconforming Structure

The current wording of the Nonconforming Structure provisions in the Honolulu Land Use Ordinance (Rev Ord of Honolulu Sec. 21-4.110(b)(1) and Sec 21-4.110(b)(3) is unclear as to when a portion of a nonconforming structure can be rebuilt.

How the City Dept of Planning and Permitting handles Nonconformities is especially important as in-fill projects we are seeing in Honolulu become more and more complicated.

As per my phone conversation with the Zoning Dept, "Nonconforming Structures" is a gray area in the Zoning Code and I was urged to write in to request clarification. This letter is an Interpretation Request asking the Dept of Planning and Permitting to clarify when/if portions of a Nonconforming Structure can be rebuilt.

Without a written Interpretation, projects are subject the the interpretation of the individual plan examiner assigned to review your project. This can be especially frustrating when the fate of your project hangs in the balance of one City employee, who you feel is interpreting the Land Use Ordinance incorrectly. In such cases, you can try appealing to their superior. If that fails, the only usual course of action is a Variance. Or, if you're like me, you use the Power of the Pen!


Rebuilding a Nonconforming Structure -

Manufactured Housing vs Mobile Home

Have you ever wondered why we don't have Mobile Homes or Trailer Parks in Hawaii?

In 2007, the state legislature requested the Housing and Community Development Corporation of Hawaii to investigate the feasibility of converting portions of state land into Mobile Home Parks as a Possible Option for Solving Hawaii's Affordable Housing Crisis.

Aside from the concerns about appearance, the report notes that the surrounding residential areas would object to mobile homes reducing their property values.

The report (see below) differentiates "Mobile Home" from "Manufactured Home". Mobile Homes are shown in the picture above -- houses on wheels. Whereas Manufactured Homes are factory built according to HUD standards and therefore preempts local building code (but apparently not Zoning code) requirements.

Previous attempts to establish Hawaii-based manufacturers of manufacturers were not successful. One example, Quality Homes, attempted to manufacture units for Department of Hawaiian Home Lands (DHHL) properties in the Villages of Kapolei. It was unsuccessful because HUD did not approve its house package, which was modified from its original model to meet the Villages of Kapolei’s covenants and restrictions. HUD approval was needed for homestead properties. It also appears that there was insufficient capital to sustain the company.

According to the report, a traditional wood framed or stick-framed homes can be built by non-profit self-help housing organizations for approx $60,000 to $120,000 (not including land acquisition or infrastructure costs), which is less than the cost to import a manufactured home and assemble it on Oahu (approx $225,000, not including land acquisition or infrastructure costs).

The report does acknowledge that mobile homes would be a possible housing development as a Cluster Permit on Oahu. The above picture is titled, "trailer-park-taj-mahal". Interestingly, there are people who are trying to reuse stackable steel shipping cargo containers for new dwellings and offices.


2007_Report to Legislature as to feasibility of Mobile Housing to solve Affordable housing crisis in Hawaii -