From its early design in the 1970s to today’s neighborhoods, Princeville has been guided by a plan, and founding documents that have shaped how the community looks, grows, and works together. This post gives a short summary of those documents and what they mean for Princeville now. These documents are available to PHCA members via password-protected access to the association’s site.
Planned Community
Princeville is built based on a master design — streets, homes, parks, and open spaces arranged with a sense of order and purpose. In Princeville’s case, this means balancing homes, hotels, golf courses, trails, and green areas under one set of rules that everyone — homeowners, condominium associations, and local businesses — agrees to follow. It also means that owners contribute to the upkeep of shared spaces through dues managed by the Community Association (PHCA).
PHCA Charter of Incorporation (1971)
This document created the Princeville at Hanalei Community Association (PHCA) as a nonprofit organization. It gave PHCA the legal authority to manage community affairs, collect assessments, and represent all property owners.
PHCA Bylaws (1971)
The bylaws explain how the Association runs: how board members are elected, what powers the Board holds, and how meetings and voting take place. They make sure community decisions are made openly and fairly.
Protective Covenants (1971)
Also known as the CC&Rs — Covenants, Conditions, and Restrictions — this document defines how property can be used. It sets standards for home design, landscaping, and land use to maintain a consistent look and protect property values. Changing these covenants takes a 75% vote of all owners, showing how deeply they shape Princeville.
Community Rules (updated 2019)
Community rules are practical, everyday rules that apply the older covenants to daily life. They cover topics like noise, parking, pets, and use of common areas. The PHCA Board can update these rules by majority vote, allowing PHCA to respond to new community needs.
Community Design Committee (CDC) Rules (2021)
The Community Design Committee oversees how homes and landscaping look throughout Princeville. All exterior changes, from repainting to new construction, must be reviewed and approved by the CDC. These rules are designed to keep Princeville consistent with its natural surroundings.
Multi-Family Unit Guidelines (1990)
This document, and these rules apply to condominiums and timeshares. They set standards for shared buildings and grounds, ensuring that these complexes blend with single-family neighborhoods and the broader landscape.
Procurement and Bidding Policy (Policy 5, 2023)
This Board policy ensures that community money raised by PHCA is used wisely. All large purchases must be bid competitively and handled ethically. Local vendors get preference when possible, and conflicts of interest are prohibited. The policy is designed to reflects good stewardship of members’ dues.
Princeville Governance Overview (2019)
Written by former PHCA General Manager Rory Enright, this document explains how everything fits together, from the Board and the Community Design Committee to the PHCA staff. It reminds owners that participation is the heart of good governance and that a healthy community depends on active members, not just rules.
Hawaiʻi State Laws (Chapters 421J and 414D)
These state laws govern how all planned communities and nonprofit associations in Hawaiʻi must operate. They require transparency, annual meetings, financial reporting, and fair elections — ensuring homeowners’ rights are protected statewide.
Why It Matters Today
Princeville’s founding documents were written more than 50 years ago, yet they continue to shape how the community grows, looks, and interacts. Together, they form the backbone of local governance, setting the rules that keep Princeville beautiful, its infrastructure in good condition, and promote cooperation among residents, owners, and visitors.
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