Hawaii
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.
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.
“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.
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.
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.
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.
Hawaii
Hawaii House and Senate approve budget agreement, sending bill to final votes
HONOLULU (HawaiiNewsNow) – The Hawaiʻi State Senate and House of Representatives on Thursday approved House Bill No. 1800 CD1, the state’s supplemental budget bill for the fiscal biennium 2025-2027.
The measure was finalized in a joint conference committee after both chambers initially passed different versions. The bill will now be up for final reading in both chambers before heading to the Governor’s desk for his signature.
The appropriations are as follows:
General Fund
Fiscal Year 2026: $10.42 billion
Fiscal Year 2027: $10.63 billion
All Means of Financing
Fiscal Year 2026: $19.77 billion
Fiscal Year 2027: $20.31 billion
“This budget uses cost-saving measures to help keep our promise to address the high cost of living and deliver meaningful tax reform to Hawaii’s citizens, especially our working- and middle-class families. At the same time, we are strengthening the State’s resilience through responsible long-term investments that promote regional economic development and environmental stewardship,” said Senator Donovan M. Dela Cruz, Chair of the Senate Committee on Ways and Means (Senate District 17 – Portion of Mililani, Mililani Mauka, portion of Waipi‘o Acres, Launani Valley, Wahiawā, Whitmore Village).
“The CIP budget reflects our commitment to protecting health and safety, preserving and modernizing state facilities, and investing in the critical infrastructure and public assets our communities rely on. These investments also support affordable housing, strengthen education, and advance economic development that will help sustain thriving communities across Hawai‘i,” stated Senator Sharon Y. Moriwaki, Vice Chair of the Senate Committee on Ways and Means (Senate District 12 – Waikīkī, Ala Moana, Kaka‘ako, McCully).
“This budget reflects the House’s continued collaboration with the Administration and the Senate to take a balanced, responsible approach to preserving core government services and strengthening our safety net for Hawaiʻi’s residents—especially those who rely on these services as a lifeline,” said Representative Chris Todd, Chair of the House Committee on Finance (House District 3 – portions of Hilo, Keaukaha, Orchidlands Estate, Ainaloa, Hawaiian Acres, Fern Acres, and parts of Kurtistown and Kea‘au). “It prioritizes critical needs across housing, agriculture, natural resources, transportation, public safety, and economic development, setting a strong foundation as we respond to federal funding cuts that have impacted Hawaiʻi and required the state to urgently step up to support our residents.”
Copyright 2026 Hawaii News Now. All rights reserved.
Hawaii
Damage reports continue to grow after Kona low storms
HONOLULU (HawaiiNewsNow) – The city has received nearly 1,600 damage reports so far after the back-to-back Kona low storms.
Dawn Takeuchi Apuna, director of the Department of Planning and Permitting, provided the information Thursday while testifying in front of the Honolulu City Council Zoning & Planning Committee.
“It was very interesting just to understand, go house to house, to really see the damage, understand what people are going through,” said Apuna about validating the data with government employees.
The DPP provided the following data:
- 23 homes destroyed
- 260 homes need major repairs
- 32 temporarily inaccessible
- 436 homes sustained minor damage
- 442 homes sustained cosmetic damage, but are safe to live in
- 393 homes sustained no visible damage
Apuna explained that major damage means floodwaters reached more than 12 inches and covered a major outlet. Minor damage means floodwaters reached below 12 inches on a structure.
“With this information, FEMA was able to take that data and take it to the feds to determine the disaster declaration,” said Apuna.
Representatives from the Federal Emergency Management Agency and the U.S. Small Business Administration went out into the community to validate the information.
“It was important that we went out right after the storms to assess flood lines within houses and to really understand the level of damage,” said Apuna.
She said close to 56 percent of those affected did not have flood insurance. “That’s where FEMA comes in. If you don’t have insurance, FEMA hopefully can cover that cost.”
Apuna testified that the DPP is providing residents with the tools, resources, and guidance needed to restore structures.
DPP also received 17 new permit applications from flood victims.
“Six are repair permits, two are alteration or addition, which we need to look at because they might not be necessarily Kona low-affected,” said Apuna.
Staff can waive permitting fees on a case-by-case basis.
Copyright 2026 Hawaii News Now. All rights reserved.
Hawaii
Tin Can Mailman: Preserving Hawaii’s past, one paper treasure at a time
HONOLULU (HawaiiNewsNow) – Oswalt-Sanchez owns Tin Can Mailman, tucked into Honolulu’s Chinatown along Nuʻuanu Avenue—a shop where history doesn’t sit behind glass.
“Generations progress, and they age out; people don’t realize how special some of this older stuff is,” says Christopher Owalt-Sanchez. “It’s all little, tiny pieces that if we don’t talk about and we don’t share, it’s going to be forgotten.”
It’s stacked, shelved, and cataloged in the form of everyday artifacts: vintage canned food labels, old travel brochures, restaurant menus, and movie lobby cards that once helped sell an evening at the theater.
Inside, you’ll find lobby cards advertising films shot in Hawaiʻi or centered on island life—bright, nostalgic snapshots from a time when going to the movies was an event.
“This is back when movie theaters only had one screen, and the lobby was like a very posh, sort of, like a nicer hotel lobby,” Owalt-Sanchez explains. “So, they would utilize every little bit of space. So, these would have been in the lobby, and they would have been advertised—a movie that could have only played one night or a movie that was coming.”
The shop also holds travel brochures from United Airlines and Aloha Airlines, along with menus from restaurants that helped define eras of Waikīkī dining—but are now long gone. Names like Ciro’s, Lau Yee Chai, and Tops live on in print, offering a glimpse into what people ordered, what it cost, and what “a night out” looked like decades ago.
“You know, you go to a lot of places now, new places that are opening up—the menus are digital. You scan a QR code,” he says. “Here, we’ve actually got the menu. You can see what people were eating. You can see how much it costs and think, that’s really interesting—that you can get, you know, a double bourbon for 25 cents.”
And it’s not just paper ephemeral. Tin Can Mailman is also home to collectibles and curiosities that blur the line between souvenir and story—objects that spark memories for some and discoveries for others.
A Shop With a Story of Its Own
Even Tin Can Mailman’s name comes with history—and the business has traveled nearly as much as the items it sells.
“Well, the Tin Can Mailman originally opened in the 1970s in a town called Arcata, California. It was originally a bookstore,” Owalt-Sanchez says. After a divorce, the original owners split: “The lady kept her Tin Can Mailman in Arcata, and the man took his Tin Can Mailman to Kauaʻi, opening in the mid-1980s.”
Over the years, the store moved through roughly five locations on Kauaʻi. The owner sold it in 2003, died in 2005, and the shop eventually made its way to Oʻahu—relocating to Chinatown in November 2009. The Arcata store, Owalt-Sanchez adds, still exists today, but the two are no longer connected.
So why “Tin Can Mailman”?
“He named it after an island in Tonga, where they would take the mail and weld it shut in big tin biscuit cans or cookie cans,” he explains. “And the men would swim out to the passing ships and deliver the mail and get the new mail and then bring it back to the island. And those were the tin can mailmen.”
The practice dates back more than a century, he says—first as a necessity, later as a novelty, even evolving into what was known as “tin can canoe mail.”
Keeping the Details From Disappearing
Owalt-Sanchez says Tin Can Mailman has sourced items from all over the world.
“Tin Can Mailman has bought things as far away as Argentina and as close as across the street,” he says.
But for him, the point isn’t simply collecting—it’s connecting. He sees each label, menu, card, and brochure as a fragment of lived experience, especially as older generations fade and their everyday stories go with them.
“I like to tell you about what the industry was like in the 40s, what was selling in the 40s, what people were sending home,” he says. “Because that generation is, you know, slowly disappearing. And if we don’t talk about it, it’s just gone. That’s all, little pieces of love and little pieces of light that are just float away into the wind.”
Copyright 2026 Hawaii News Now. All rights reserved.
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