There was a good story yesterday by Star-Advertiser reporter Ian Bauer describing push-back against a city council proposal to require periodic engineering reviews of the structural integrity of Waikiki’s oceanfront hotels due to concerns about the effects of sea level rise (“Waikiki hoteliers, industry resist sea level legislation”).
Resolution 207, introduced by council chair Tommy Waters, would require reviews every four years by a licensed engineer or architect. Hotel industry leaders lined up against the measure, arguing that any rule should apply generally and not just to their properties, and that their own internal inspections are sufficient.
Hotel representatives also tried to deflect the proposal, pointing fingers instead at the continuing issue of erosion of Waikiki Beach and the stalled project aimed at replenishing sand along the shoreline.
The inspection proposal was prompted by the collapse of a Florida condominium in 2021, which was caused at least in part by sea water intrusion below ground that weakened essential structural components of the building.
Bauer quotes at length from the testimony of UH Professor Charles “Chip” Fletcher, Interim Dean, School of Ocean and Earth Science and Technology at UH Manoa, in favor of the inspection requirement.
In coastal regions such as Waik?k?, the presence of shallow groundwater presents a significant challenge, particularly in its impact on building structures. The increased salt corrosion associated with this shallow groundwater can result in foundation deterioration and a subsequent reduction in a building’s load-bearing capacity. This corrosion can lead to the expansion of reinforcing materials like rebar, causing structural issues such as spalling. It is important to highlight and recent research has documented that these structural problems often go unnoticed due to the difficulty of accessing submerged building components, inadvertently allowing the hidden spread of corrosion into a building’s superstructure.1 This type of corrosion can occur even before direct contact with groundwater, primarily through capillary rise, where moisture infiltrates overlying soils. Elevated water levels can further exacerbate the situation, leading to damage to foundations due to water-pressure-induced uplift, often referred to as heave.
Another UH researcher, Dr. Shellie Habel, provided similar testimomy in support of the resolution.
Both point out that the type of progressive damage from sea level rise and water intrusion can be hidden from routine repair and maintenance surveys.
Dana Bergeman, CEO of the Bergeman Group, a construction management firm, also testified in favor of the resolution, although noting that buildings outside of the Waikiki shoreline area are likely in need of similar engineering examinations.
Specific to SLR conditions that Resolution 23-207 seeks to address, waterproofing failures in several Waikiki buildings — both hotel and non-hotel — are known to exist where subterranean water is seeping into the lowest levels of these buildings. As a building science community, the impact of SLR on buildings is not yet fully understood; however, it is reasonable to conclude that SLR and climate change will at the least serve to exacerbate existing waterproofing problems, corrosion issues, and cause damage to exposed structures, which validates the need for Resolution 23-207 and future ordinances or amendments to the Revised Ordinances of Honolulu (ROH).
Whatever the fate of this particular resolution, these are obviously issues of urgent and increasingn concern as climate change and sea level rise continue unabated.
I have to wonder whether these concerns are impacting the availability of insurance for buildings (including hotel, residential, and commercial) that have already experienced water intrusions in their basement areas, parking lots, or elevator shafts.
You can find read all the testimony, which is posted on the city’s Docushare online system.
I should note that the Star-Advertiser story on the hearing was published nearly a week after the city council hearing. Important coverage, but not exactly timely.
Oh-last note—Bauer reports that a vote on the resolution has been postponed.
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Interesting that, on a Hawaii Architects Association tour once, for downtown buildings, we were told of the structural design of the Alexander & Baldwin building, on Bishop St. at Queen St., that sits on what is effectively a giant concrete boat hull as the foundation. The building ‘floats’ on the groundwater-soaked earth beneath it. That was an early 20th century design, well before the tiny peephole glimpse we have of measured temperatures in earth’s geologic history led us to consider ‘climate change’ such an imminent hazard. Groundwater issues for buildings are not new. The Resolution appears to be a full employment act for engineers and architects, one of the primary funding groups for political campaigns. Let’s not forget the lack of novelty of groundwater ‘intrusion’ and the material interests of those who would be employed for mandatory legal reasons if such requirements were enacted.
According to Chair Waters, the intent was to spur discussion, and Waikiki was a good place to start. He also stated committee members would work with the hotel groups (e.g., Rick Egged and Jerry Gibson) “to come up with some other solution.”
This reminds me of Bill 37 (2019) regarding workforce agreements. On page 3, of that bill it states, “To address rising sea levels and the effects of climate change on the City’s coastline, the City must act quickly to move roads, parks, and infrastructure in-land.” I have not seen any new requirements that would address this, but the council recently approved a shoreline home to be expanded. Like many things, proposed regulations are inconsistent.
“….moving inland” …. Seems why proposed “Kaka’ako-type” investor condos are squeezing into undesirable McCully Mo’ili’ili locations.
As the Railfail choo choos along its waterfront route.