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Hawaii legislature aims to alter affordable-housing program, possibly at expense of counties – West Hawaii Today

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Hawaii legislature aims to alter affordable-housing program, possibly at expense of counties – West Hawaii Today


Hawaii lawmakers recently decided to create a new incentive for affordable housing development under a state program, but it could have a bigger negative effect on affordable housing required by counties.

The Legislature passed a bill, which if enacted, would give developers credits for affordable units completed under a state program that already has incentives that include exemptions to general excise taxes, county development fees, height limits and density in return for making at least 50% or 60% of a project affordable for moderate-income households.

Such credits could be used by developers so they don’t have to build affordable housing required by counties as part of market-priced housing projects.

The legislation, Senate Bill 1170, was primarily pushed by the Hawaii chapter of NAIOP, a national commercial real estate trade association whose members include developers. Several individual developers also testified in support of the bill.

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Opposing the bill were the the City and County of Honolulu’s Office of Housing, the city Department of Planning and Permitting, and Hawaii County’s Office of Housing and Community Development.

The state Office of Planning and Sustainable Development expressed concern with SB 1170, and said that the bill’s stated goal won’t be achieved if the bill is enacted.

NAIOP claims that higher interest rates and other development costs have made the state’s 201H affordable housing program “nearly unusable” by developers.

By adding credits to the program’s existing incentives, a 201H project developer could theoretically monetize credits to help finance a 201H project, perhaps by selling credits to another developer that needs to satisfy a county affordable housing requirement.

The state agency administering the 201H program disputes NAIOP’s claim about developers not using the program, which is known by its chapter number in Hawaii Revised Statutes.

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“While we recognize the concern that a high-interest rate environment may negatively impact affordable housing production in Hawaii, HHFDC is processing 201H applications this year when interest rates are higher than they have been in a number of years,” the Hawaii Housing Finance and Development Corp. said in a statement Friday. “In fact, the number of 201H applications that we’ve processed is actually consistent, if not higher, than in recent years.”

In written testimony while SB 1170 was being considered by lawmakers, HHFDC did not take a position for or against the bill. Instead, the agency informed lawmakers that it shares the concern about high interest rates negatively affecting affordable housing production in Hawaii, but that it defers to counties for judgment on issuing credits for 201H projects.

DPP Director Dawn Take­uchi Apuna said in written testimony that SB 1170 would benefit developers at a detrimental cost to county affordable housing programs and policies.

“We oppose this bill because it creates credit value that developers can sell or use themselves to fulfill affordable housing requirements imposed by the counties,” she said. “It amounts to ‘double dipping,’ developers of 201H projects receive fee waivers and exemptions, as well as the monetary value of credits.”

Susan Kunz, Hawaii County’s housing administrator, said in written testimony that giving developers affordable housing credits for 201H projects won’t expand the supply of housing but will undermine the county’s ability to do so.

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Under SB 1170, 201H projects that receive federal or state tax credits that require units be reserved for households with low incomes would not be eligible for affordable housing credits.

Another limitation under the bill is that credits will only be available through July 1, 2031.

HHFDC said in its statement that enacting SB 1170 may result in more 201H project applications, but that it is difficult to forecast how many more. Enacting the bill also could benefit 201H projects already planned, including Kuilei Place and Pahoa Ridge.

Kuilei Place is a planned 43-story tower complex in Moiliili with 1,005 condominiums being developed by Kobayashi Group and BlackSand Capital.

In return for making 603 Kuilei Place units, 60% of the total, affordable to households with moderate and high-moderate incomes, the developer received benefits that included about $12 million in city fee exemptions plus building height and density beyond what zoning permits in the area.

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Kobayashi Group testified in favor of SB 1170.

Pahoa Ridge is a 211-unit tower planned near Old Waialae Road. Benefits approved under 201H for Pahoa Ridge in January include density, height and lot coverage bonuses. The tower is to be about five times more dense, can exceed the area’s 150-foot height limit by rising 210 feet and can cover 85% of the lot instead of a maximum 40% under zoning.

One of the developers of Pahoa Ridge, Form Partners, testified in favor of SB 1170, saying that the cost to produce affordable homes is well above what they can be sold for.

Lawmakers hardly engaged in public discussion of the bill during two committee hearings in the Senate and two in the House.

A joint House-Senate conference committee meeting to agree upon a final draft of the bill resulted in one concession to counties. The committee on April 26 amended the bill so that 201H credits may be applied to satisfy only up to 50% of affordable housing obligations imposed by a county unless a county wants to allow more.

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Final votes approving SB 1170 on May 1 were 46-5 in the House and 22-2 in the Senate.

Gov. Josh Green has until July 10 to sign bills into law or let them become law without his signature. For Green to veto any bills, he must give notice to the Legislature of such intent by June 25.





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Kolekole Pass cleared for emergency evacuations out of West Oahu

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Kolekole Pass cleared for emergency evacuations out of West Oahu


HONOLULU (HawaiiNewsNow) – The Kolekole Pass is officially allowed to be used as an evacuation route in the event of an emergency on West Oahu.

U.S. military and civilian officials signed an updated official memorandum of understanding Wednesday, opening Kolekole Pass for emergency use.

The first document was signed just prior to July 29, 2025, when Hawaii faced a tsunami warning, and the pass was opened for West Oahu residents to evacuate.

Nearly 500 vehicles made their way through the pass that day as many evacuated the Leeward Coast, officials said.

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Maj. Gen. James Batholomees, U.S. Army Commander, Hawaii, was joined by his counterparts from Joint Base Pearl Harbor-Hickam and the state Department of Transportation officers for Wednesday’s signing.

Batholomees said he took command the day before the tsunami warning.

“The next day, the first order that I had the blessing of giving was in conjunction with the Navy opening the pass during the tsunami,” he said.

Kupuna from the Leeward Coast also attended the signing, saying they were happy for a much-needed secondary route in the event that Farrington Highway is shut down.

Leeward Coast resident William Aila recalled when Farrington Highway was closed for 11 days due to Hurricane Iwa in 1982.

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“We need an opportunity to bring in first aid, to bring in food, and to bring in other emergency supplies,” said Aila.

Officials say they are committed to conducting a mass evacuation rehearsal using Kolekole Pass every year.

Ed Sniffen, director of the state Department of Transportation, said it’s the key to a successful activation to use the route.

“The road is safe,” said Sniffen. “When we rode through this, and we did this twice with large operations, the road is safe.”

He added, “That being said, there are improvements that we still want to make.”

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HDOT continues to work with the U.S. Army and U.S. Navy on upgrading the roadway, which may total $20 million in improvements.



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The Places Visitors Love Most In Hawaii Just Hit Their Limit

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The Places Visitors Love Most In Hawaii Just Hit Their Limit


If you’ve driven Hana Highway recently, as we have, tried to wedge your rental car onto the shoulder at Honolua Bay, inched along North Shore behind an hours-long nonstop line of brake lights, or followed a social media pin taking you to Hoopii Falls, Hawaii just put those exact places into specific future plans.

The state updated plans naming specific beaches, roads, trails, and bays where visitor pressure is highest and outlining what officials say could change at each. The first round of these (DMAPs) leaned heavily on broader goals and community meetings. The latest version, however, now lists the individual sites and attaches proposed actions. These are among the most in-demand places people build into their trips, not some policy abstractions.

Before assuming your next trip will look dramatically different, one basic reality is worth noting. The Hawaii Tourism Authority does not manage the roads, trails, bays, or neighborhoods in question, so the counties, DLNR, Hawaiian Home Lands, and private landowners will be needed to carry out most of what has just been described. In almost every case, the first year at least is focused on more studies, coordination, and setting up of what might come next.

Scenic Point from Road to Hana

Maui: Hana and Honolua finally get specific plans.

Maui’s plan centers squarely on the iconic Hana Highway, with six of the island’s nine site-specific actions targeting that single corridor.

The ideas are relatively straightforward. Paid community stewards at high-traffic stops such as Keanae Peninsula, a first-of-its-kind Hawaii tour guide certification program requiring culturally accurate mo’olelo (storytelling), safety guidance, and place-based knowledge instead of loosely scripted commentary, together with clearer signage identifying safe and legal pullouts while reminding drivers to let residents pass instead of backing up traffic for visitor photo opportunities.

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At Bamboo Forest off Hana Highway, the plan addresses repeated trespassing onto private land. There have been 35 rescues there over the past decade, most requiring use of emergency helicopters. The proposal calls for signage clearly indicating no access. But because that land is privately owned, any real restriction there depends on the owner’s full cooperation.

Honolua Bay carries perhaps the boldest concept of all in the statewide package of suggested changes, including a reservation and shuttle system to eliminate illegal roadside parking, a cultural trail staffed by stewards before visitors ever reach the water, and water stewards who will be paddling out to orient snorkel boat passengers. No procurement process has started, and no shuttle contract exists, so the idea remains on paper for now. Kaupo, where a recently paved road has attracted more traffic and complaints, would also get sensor-linked warning signs at blind hills to focus on driving safety.

Big Island: Kealakekua Bay may see closings.

Kealakekua Bay is the main headline site here, as might be expected. The draft introduces the possibility of “rest days” during coral spawning or other sensitive periods, coordinated by the DLNR, when the bay would be closed to visitors. It is still a concept and would require coordination beyond HTA.

At Keaukaha near Hilo, cruise ship impacts drive the conversation ideas, and the community has pushed for a permanent role in shaping how visitor flow is handled around the port. A steward program piloted in 2023 is now being formalized rather than remaining as a short-term experiment.

South Point, or Ka Lae, sits on Hawaiian Home Lands, so the state’s role here is to support the Department of Hawaiian Home Lands’ existing plan rather than create a new one from scratch. Hilo itself is described as needing more visitor activity even as other Big Island sites seek to manage crowding.

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Kaena Point State Park OahuKaena Point State Park Oahu

Oahu: North Shore, pillboxes, and parking reality.

On Oahu, it’s the iconic North Shore that anchors the plan. Five sequenced actions are listed, but the first year focuses on studies, coordination, and groundwork.

There is no shuttle system scheduled for immediate rollout and no reservation platform ready to launch. During the public webinar, officials said any fees would be site-specific and pointed to the extremely limited parking infrastructure as a major constraint.

Lanikai Pillboxes and Maili Pillbox are cited as trails that have seen steep increases in use due to social media exposure. Lanikai already has daytime parking restrictions on residential streets between 10 am and 4 pm, and Maili has experienced a recent fatality. The plan for Lanikai is to evaluate managed access, while for Maili, it begins with determining who is responsible for the trail and what authority exists in order to manage it.

Downtown Honolulu appears in the draft as a future walkable corridor linking Iolani Palace, Honolulu Hale, and nearby historic sites and shops.

Waipo'o Falls Trail at Waimea Canyon KauaiWaipo'o Falls Trail at Waimea Canyon Kauai

Kauai: this waterfall became a neighborhood fight.

Hoopii Falls in Kapaa has become one of the most tense sites in the statewide plans. What was once a local waterfall became a high-traffic destination after intense social media exposure. The trail crosses private, lease, and state lands and is not formally maintained, and residents have placed rocks and tree stumps at neighborhood access points to slow or block visitor flow. The plan’s near-term focus is to gather more data and bring landowners together to clarify jurisdiction and what can legally be done before any formal access system is devised.

The Kapaa Crawl along Kuhio Highway is listed as a priority, but the proposed response, which is a shuttle and visitor hub concept centered on Coconut Marketplace, has no funding, no operator, and no timeline.

Kokee and Waimea Canyon are also included. Two of four proposed actions are already deferred beyond the first funding year, and the near-term steps focus has moved to installing visitor counters and studying whether a reservation system would be feasible.

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What changes on your next trip.

Across all four islands, social media is repeatedly cited as a significant accelerant, turning lesser-known spots into must-see stops almost overnight. And in that regard, there is no end in sight.

There are no additional statewide fees attached to these newly identified sites, no disclosed budgets for even the most ambitious concepts, and HTA does not gain or lose any new enforcement authority through these drafts.

If you are visiting in the coming months, you are unlikely to encounter reservation systems at Honolua Bay, formalized rest-day closures at Kealakekua, shuttles operating on the North Shore, or state-managed access changes at Ho’opi’i. Most of what is described for year one is groundwork.

You can review the full island-by-island drafts here: https://www.hawaiitourismauthority.org/what-we-do/destination-management-action-plans/

Do these plans go far enough or too far at the sites you know best?

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Hawaii County Surf Forecast for March 04, 2026 | Big Island Now

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Hawaii County Surf Forecast for March 04, 2026 | Big Island Now


Forecast for Big Island Windward and Southeast


Shores Tonight Wednesday
Surf Surf
PM AM AM PM
North Facing 2-4 2-4 2-4 2-4
East Facing 3-5 4-6 4-6 5-7
South Facing 1-3 1-3 1-3 1-3
TONIGHT
Weather Mostly cloudy. Numerous showers.
Low Temperature In the upper 60s.
Winds East winds 5 to 10 mph.
Tides
Hilo Bay High 1.9 feet 03:26 PM HST.
Low -0.1 feet 09:20 PM HST.
High 2.4 feet 03:40 AM HST.
WEDNESDAY
Weather Partly sunny. Numerous showers.
High Temperature In the upper 70s.
Winds East winds 10 to 15 mph.
Tides
Hilo Bay Low -0.1 feet 10:00 AM HST.
High 2.0 feet 04:04 PM HST.
Sunrise 6:37 AM HST.
Sunset 6:27 PM HST.

Forecast for Big Island Leeward


Shores Tonight Wednesday
Surf Surf
PM AM AM PM
West Facing 2-4 2-4 2-4 1-3
South Facing 1-3 1-3 1-3 1-3
TONIGHT
Weather Mostly sunny until 6 PM, then mostly
cloudy. Hazy.
Low Temperature In the upper 60s.
Winds West winds around 5 mph early in the
afternoon, becoming light and variable.
Tides
Kona High 1.5 feet 04:04 PM HST.
Low -0.1 feet 09:57 PM HST.
High 1.9 feet 04:18 AM HST.
Kawaihae High 1.4 feet 04:36 PM HST.
Low -0.1 feet 10:20 PM HST.
High 1.9 feet 04:38 AM HST.
WEDNESDAY
Weather Partly sunny. Hazy.
High Temperature In the mid 80s.
Winds Light and variable winds, becoming west
around 5 mph in the afternoon.
Tides
Kona Low -0.1 feet 10:37 AM HST.
High 1.6 feet 04:42 PM HST.
Kawaihae Low -0.2 feet 11:01 AM HST.
High 1.6 feet 05:13 PM HST.
Sunrise 6:41 AM HST.
Sunset 6:31 PM HST.

The current moderate northwest swell will continue a gradual decline through Thursday. A small west-northwest swell will arrive on Friday and hold through the weekend, followed by a small north-northwest swell early next week. Choppy east shore surf will build to near seasonal average by Wednesday as trade winds strengthen over and east of the islands. Little change is expected along east facing shores through the weekend, followed by a possible decline early next week if winds veer southerly. Surf along south facing shores will remain small to tiny through the weekend, and some islands may an increase in choppy surf if southerly winds develop early next week.

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NORTH EAST

am        pm  

ARTICLE CONTINUES BELOW AD
ARTICLE CONTINUES BELOW AD

Surf: Minimal (ankle high or less) surf.

Conditions: Semi choppy with ESE winds 5-10mph in the morning increasing to 10-15mph in the afternoon.

NORTH WEST

am        pm  

Surf: Minimal (ankle high or less) surf.

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ARTICLE CONTINUES BELOW AD

Conditions: Clean in the early morning with ESE winds less than 5mph. Bumpy/semi bumpy conditions move in during the morning hours with the winds shifting W 5-10mph.

WEST

am        pm  

Surf: Minimal (ankle high or less) surf.

Conditions: Semi glassy in the morning with N winds less than 5mph. Bumpy/semi bumpy conditions for the afternoon with the winds shifting WNW 5-10mph.

ARTICLE CONTINUES BELOW AD

SOUTH EAST

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am        pm  

Surf: Minimal (ankle high or less) surf.

Conditions: Light sideshore texture in the morning with NE winds 10-15mph. This becomes Sideshore texture/chop for the afternoon.

Data Courtesy of NOAA.gov and SwellInfo.com



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