Senator Stanley Chang
@stanleypchang
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Hawaii State Senator (D), proudly representing East Honolulu. Hawaii State Capitol, Rm 226. Together, we can solve the housing shortage.
Honolulu, Hawaii
Joined September 2009
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After four years of frustration in the Legislature, this year we finally enacted the enabling legislation to build Singapore style social housing in Hawaii.
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Hong Kong is smaller than Oahu, has 7x the population, has one of the world’s lowest car ownership rates, and preserves 75% of its land. We can end the housing shortage without building on one inch of natural land or in existing residential neighborhoods.
The notion that building upwards threatens an area's "viewshed" is wrong. Hong Kong built upwards almost exclusively, and because of that it was also able to protect huge swaths of nature. Massive hiking network, almost entirely accessible by transit.
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“The highest and best use of that parcel cannot possibly be a strip mall and office building a hotel and luxury condos,” Chang said. “What the state needs is a large supply of reasonably priced homes that are available to Hawaii residents.”
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Many argued that Hawaii housing prices went up due to vacation rental demand. In a rare natural experiment, the pandemic has wiped out that demand, but housing prices have continued to soar. What we need is more supply.
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The reality is that our residents are moving away. Hawaii has had seven straight years of population decline. it is long past time to address Hawaii's housing shortage.
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A lot of people are still confused about the relationship between housing supply, demand, and price in Hawaii and nationwide. Anecdotally, most people I've met believe in suppressing demand by banning wealthy overseas investors, vacation rentals, and other "outsiders."
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The second myth I want to tackle is that our housing shortage can be solved if we force developers to add more affordable units in new projects, also known as inclusionary zoning.
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It would take 40 years of my entire salary as a state legislator to buy the house my father, a state employee with one salary, bought in 1983. This is what happens when a community stops building housing.
#buildALOHA
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Most people blame speculators as a cause of the housing shortage. Actually, they have it backward.
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“Sen. Chang has proposed the ALOHA Homes (Affordable Locally Owned Homes for All) program, based on the Singapore model, that would build high-density condominiums on State land, mixed with commercial uses, to create walkable neighborhoods.”
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“What is more important? Somebody’s survival, raising their family or your f-ing view?”
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I want to address “Not In My Back Yard” or NIMBY sentiment. It’s difficult to see our hometowns change over time. “Place attachment” is a very deeply seated psychological phenomenon that will not go away just because we prove that it’s counterproductive.
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"It's great that you were born and raised and educated here, but now you have to leave, and you can't come back. This will never be your home again, because we have decided that we will never allow you to have a home here."
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The problem is, we're not even building enough supply to keep up with purely local demand. Between 2001-18, 244,298 babies were born on Oahu. There were 126,024 deaths. That means there were 118,274 more local people in 2018 than in 2001.
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I, for one, am not OK with this. I believe that every local person should be able to live a good life here. Half or more of all Native Hawaiians are now living outside of Hawaii. I'm sure at least some of them would prefer to live in Hawaii, if they could afford it.
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The next Governor will have the tools to build large scale, environmentally and fiscally sustainable, reasonably priced housing for local owner-occupants, to end our housing shortage.
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If you agree, please join me in our efforts to bring SB1, ALOHA Homes, to fruition. Just email me at senchang
@capitol
.hawaii.gov, and we'll keep you updated on ways to help end the housing shortage in Hawaii. Mahalo!
#buildALOHA
7/7
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There is a ton of land at Aloha Stadium. We must use it to house our citizens. That is why I proposed SB737.
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The push against high rise and high-density development is commonly driven by the idea that we’re protecting the State’s beauty and resources.
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At what point do we decide to do something about the housing shortage? Appropriations are good, but not enough. We need a new model to deliver enough supply to meet demand.
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There were 21,409 more local households than housing units built. It doesn't matter if all of them were billionaires; the housing simply does not exist to house them. If you're OK with this situation, it's your duty to tell our young people when they become adults:
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In actuality, developing housing at low density actually worsens our housing shortage and paves over more parcels of natural land.
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Even if we make the unrealistic assumption that all 118,274 of them will marry each other and stay married to each other, that means there are 59,235 new local households that will need a home. During the same period, only 37,826 new housing units were built.
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People object to high density, transit oriented development on environmental grounds, when the alternative of suburban sprawl is far, far worse.
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My proposal, ALOHA Homes, would be available only to Hawaii residents who are owner occupants and own no other real property, strictly enforced. No wealthy investors or empty condos.
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Many thanks to all those whose tireless efforts have finally borne fruit at the Legislature, and I'm looking forward to working with the administration to get shovels in the ground!
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Alfred Twu’s drawings of neighborhoods of different levels of density are informative, beautiful, and delightful. If you’d like to understand what dense neighborhoods really look like, don’t miss our webinar on Friday. Register here:
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But this model hurts people who could afford to buy homes at market rates by forcing developers to charge more to cover costs of low-income housing.
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Seattle residents: Vote Yes on I-135 by February 14th! Based on the successful Vienna, Austria public housing model, a social housing developer will be a game changer in ending the housing shortage for people of all incomes.
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High density. Profit neutral. Transit oriented.
We can solve our housing crisis this session. ALOHA Homes passing committee in the Senate is a start.
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“In Singapore, the government offers ... subsidized apartments to its citizens for sale, surrounding [them] with playgrounds, supermarkets and health clinics. A housing board ensures upkeep, making them little different from upscale, private condominiums.”
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Frustrated by the housing shortage? I’m proud to announce our virtual delegation this fall to four cities with four very different solutions: Singapore, Hong Kong, Vienna, and Houston. Apply now through July 15 at
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Demand for housing, including luxury housing, is too high for supply. The only solution is to build more housing at all price points.
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Denser housing also preserves natural spaces. Let's say we build houses at 4 units per square-acre of land. This also includes related infrastructure and amenities. At this density, we'd need 1,000 acres of land to build 4,000 new houses.
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@eean
@louismirante
I can think of nothing more revenue positive than adding millions of new taxpayers to a state
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As California goes, so goes the nation. Congratulations
@alex_lee
on reintroducing this groundbreaking measure!
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@TribTowerViews
@eean
I’m not sure why California and other states have focused on private sector models of housing delivery. Public sector housing doesn’t have to be subsidized, and it doesn’t have to be income restricted.
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People will complain about new developments whether they're in urban or rural areas. Comments like: "Don't change the community's character!" or "There will be too much traffic!"
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I want to address the notion that our state would have enough housing if only residents could own a place here.
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Congratulations Seattle on passing the social housing initiative I-135! I hope your hard work will light the fire that spreads across the whole country.
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It’s insane that thousands of students will lose their chance for a Berkeley education due to this law. Human beings are not pollution.
It’s tragic that California allows courts & environmental laws to determine how many students UC is allowed to educate.
This ruling directly harms thousands of young people.
We must never allow this to happen again. We must change the law. And we will.
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The housing shortage remains the most important issue in our state. Over the years, I have heard many myths regarding the lack of housing.
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Though it seems intuitive, requiring affordable housing to stay affordable isn’t going to solve our housing shortage.
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Now say we build houses at 250 units per square-acre of land (think condo high-rises). At this density, only 16 acres of land would be needed to build 4,000 new homes.
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Inclusionary zoning policies require developers to include a certain number of affordable units in their projects. However, requiring cheaper below-market units means profit margins decrease, disincentivizing construction of any future projects.
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This is one of the most significant housing actions by any state in decades. Owner- and renter-occupied housing will become much easier to produce under this historic proclamation. I believe the end is in sight for Hawaii's housing shortage.
“Hawaii could see construction of 50,000 new homes over the next 3-5 years for residents of all income levels if an executive order by
@GovJoshGreenMD
suspending a half dozen land use, historic & environmental review laws achieves its intended purpose.”
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“I would say to all the stakeholders that we work with, ‘So what is your plan to end the housing shortage?’”
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“What is needed is not another study, nor initiative. What is needed is housing that people in Halawa and Kalihi can afford. The housing problem doesn’t need to be studied nor critiqued, it needs to be faced and solved.”
#buildALOHA
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California making moves! Will they get Affordable, Locally Owned Homes for All before Hawaii?
I introduced AB387 w/
@BuffyWicks
today to establish Social Housing for California
Social Housing is how we provide housing as a human right
Publicly developed, maintained, and owned housing for Californians of all socioeconomic levels is the key to solving our housing crisis
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Areas with high density have tall towers, have little to no parking for cars, and rely primarily on walking and public transportation.
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Saying the population decline will help alleviate the housing shortage is like saying that starvation deaths help alleviate a famine.
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Inclusionary zoning was developed as a tool to desegregate developments. In many places, housing development is often racially exclusionary. Inclusionary zoning policies are meant to include homes for lower income residents, often minorities, hence the name “inclusionary” zoning.
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@VoteAlexLee2020
@BuffyWicks
Where can we read the full text? So we can plagiarize, I mean, study the plan?
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ALOHA Homes passed its first legislative hurdle today! We passed it out of the Senate Housing Committee this afternoon with amendments that will tighten up the bill. I hope this is the year we finally get serious about ending the housing shortage in Hawaii.
#buildALOHA
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In these communities, cars aren't a necessity for most people. High-density housing reduces carbon emissions by reducing energy use for heating, cooling, and transportation.
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Inclusionary zoning policies have been in place for decades, yet the housing shortage worsens every year. Clearly it’s not working.
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The best way to enrich speculators is to stop building. But the best way to make speculation unprofitable is to build a lot more.
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Love to see social housing get some press! Let's pass AB387 and advance the idea of social housing nationwide
@alex_lee
@BuffyWicks
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To get one ton of below-market housing through exclusionary zoning, we would need to make 10 tons of "luxury" housing. Would you accept that deal?
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I’m honored by
@civilbeat
’s editorial cartoon. But this just illustrates the disparity between mental and physical health care. If the bill were to legalize a heart transplant, no one would be making jokes like this. 1/2
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Car-centric suburbs were only widely developed after WWII. Compare the walkability in high density Chinatown vs. low density Hawaii Kai.
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This is exactly why cross subsidies, income restrictions, and inclusionary zoning don’t work. Instead, government should build zero subsidy, low cost homes with no income restrictions for all.
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Opposition because of place attachment is followed by post hoc rationalization. "Post hoc rationalization" occurs when we backfill reasons for why we feel a certain way.
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The ALOHA Homes study is now out, and it validates many of the principles we're fighting for. We've already drafted amendments to our bill to account for the recommendations. Check out the report and the amendments here: 1/3
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4 months is not long enough for the Hawaii legislature. Rushing our duties as public servants should not be an option. That is why I proposed SB721.
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Most high-density, mixed-use communities are the most vibrant and successful ones compared to suburbs.
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Nationwide, it's 60%. Properties have large lawns, are separated from commercial districts, and have wide roads for cars. This makes suburbs highly unwalkable.
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There’s a few that I wanted to address, starting with this first myth: We have a problem with the lack of affordability in our housing market.
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People in the U.S. are accustomed to single-family houses in suburbs. 63% of Hawaii's housing consists of detached, single-family homes.
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The application for our social housing delegation to Vienna in September is now live! We’ll visit beautiful housing developments with gyms, artificial lakes, and theaters; talk with residents; and meet with experts. Apply by the deadline of 5/31:
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Current affordable housing construction meets just 8 percent of demand. If there’s another, higher priority for our state-owned lands near rail stations, I’d like hear it.
#buildALOHA
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Place attachment and the anti-development sentiment it causes are real and valid. It is a psychological hurdle we must overcome in order to add to the housing stock and address Hawaii's housing shortage.
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Excited to get the ball rolling on housing priorities in 2023! Check out the first agenda notice for the Senate Housing Committee.
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An example of “post hoc rationalization” is a person being against change in the neighborhood they grew up in. The nostalgia deeply affects them.
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Private developers are required to maximize their profit. That’s why it’s unrealistic to expect the private sector to produce low cost housing. If we truly want affordable homes for everyone, there is no alternative to government production.
#buildALOHA
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#ThrowbackThursday
to a time when the dream of homeownership in Hawaii was within reach for so many families. But as we look at the current housing market, it's clear that those days are long gone. (1)
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Keep it up Seattle! This would be a game changer in ending the housing shortage and lead the way for the rest of the country.
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Many opponents of development likely feel the way they do because of place attachment. "Place attachment" describes our relationship to our physical surroundings and opposition to any changes in it.
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That feeling when ALOHA Homes passes the Committee on Housing and takes Hawaii a step closer to ending the housing crisis.
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The record high private home prices in Hawaii means we need a reasonably priced, mass option for a starter home available to all local people, but not non-resident investors. It would be like public school, except for housing.
#buildALOHA
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Continuing to pursue Hawaii’s decades-long policy of structural housing under supply will force out young people, the elderly, the vulnerable, minorities, and local people until our community is totally eviscerated.
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Foreign investors are not the cause of Hawaii's housing crisis. Instead, they are a result of a market in which supply cannot meet perpetually increasing demand.
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#DearSecretaryPete
, infrastructure is the single biggest obstacle to constructing the high density TOD housing that will end our housing shortage. Give us the tools, and we’ll finish the job.
#buildALOHA
@SecretaryPete
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This is it. The best single piece I’ve read on social housing: how and why it works, why other proposals fail, and how it failed politically in the US. Enough with the gut reaction ideas, let’s do what actually works. Congratulations
@francescamari
and
@nytimes
!
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What makes a city a great place to live? In one word, it's walkability.
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People ask me why I’m optimistic about ending the housing shortage. If we keep doing nothing, the crisis will just worsen. At some point, we will have to do something, and our ALOHA Homes plan is the only “something” that will actually move the needle.
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As someone looking to start a family in the near future, the single most daunting obstacle is the skyrocketing cost of housing on Oahu. Buying the house I grew up in would cost over 30 years of my entire salary.
#buildALOHA
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Will this help reduce the number of illegal vacation rentals and free up housing for local families? Yes. Will housing prices go down in Hawaii? Fat chance. We still need to build more supply.
#buildALOHA
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Please join us as we talk with Assemblymember
@alex_lee
on ending the housing crisis. Register with the link below👇
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What a great idea: proactively reaching out to the community for good locations for housing. I hope this helps avoid the trap of "I support affordable housing, just not here."
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The floodgates finally opened this year. After four years chairing the Housing Committee and tireless work by our team, I’m proud to say that we’ve passed eight bills that will give the Governor the tools to end the housing shortage.
Learn more👇
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The fact is, depression, anxiety, PTSD, and substance use disorder are real diseases with millions of sufferers, for whom psilocybin could really be a tremendous help. 2/2
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