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
Flood Watch issued across Hawaii as kona low system brings risk of heavy rain and flood
A statewide Flood Watch is in effect across Hawaii from Wednesday morning, April 8, through Friday afternoon, April 10, as a developing low-pressure system northwest of the islands, described by the National Weather Service (NWS) public guidance as a kona low, is forecast to bring prolonged heavy rainfall and elevated flood risk.
The NWS office in Honolulu reports that the system will draw deep tropical moisture northward across the state, creating conditions favorable for widespread showers and thunderstorms. Excessive rainfall may lead to flash flooding in urban areas, low-lying locations, and regions with poor drainage, while steep terrain remains susceptible to landslides.
All major islands, including Kauai, Oahu, Maui, Molokai, Lanai, Kahoolawe, and the Big Island, are included in the Flood Watch. Forecasters note that antecedent wet conditions from recent rainfall events have left soils saturated, increasing runoff efficiency and the likelihood of rapid stream rises under heavier rainfall rates.
Multiple kona low systems affected the islands between March 10 and March 22, producing extreme rainfall totals, including more than 330 mm (13 inches) in about 12 hours on Oʻahu’s North Shore and multi-day accumulations reaching approximately 1 170 mm (46 inches) on Maui.
The events triggered widespread flooding, landslides, evacuations, and infrastructure stress, including emergency warnings tied to Wahiawā Dam and power outages affecting more than 130 000 customers statewide.
Despite several days of drier trade wind conditions, soil moisture remains elevated, allowing new rainfall to convert more efficiently into surface runoff, increasing the likelihood of rapid stream rises and flash flooding under the current forecast system.
The heaviest rainfall associated with the new system is forecast to develop during the midweek period, with conditions deteriorating from Wednesday into Thursday as the low-pressure system strengthens west of the state. Forecast guidance indicates that the western islands may experience the initial phase of heavier rainfall before activity gradually shifts eastward later in the event.
In addition to heavy rain, the system is expected to generate strong southerly winds, with gusts of 64–80 km/h (40–50 mph) possible across many areas and locally stronger gusts exceeding 93 km/h (58 mph) in exposed locations or near convective activity. A Wind Advisory may be issued as conditions develop.
Winter weather conditions are also possible at higher elevations on the Big Island, resulting in a Winter Storm Watch in effect for summits above 3 810 m (12 500 feet), where a combination of snow and freezing rain is forecast during the same period.
Heavy rainfall is likely to persist into Thursday and Friday, with the flash-flood threat remaining elevated into the weekend, but periods of heavy rain may continue beyond the initial peak as moisture remains in place around the system.
The setup reflects a kona low pattern, characterized by a low-pressure system northwest of the islands producing southerly flow and transporting deep tropical moisture into the region over multiple days.
References:
1 Area Forecast Discussion for Hawaii – NWS Honolulu – April 7, 2026
2 Flood Watch – NWS Honolulu – April 7, 2026
Hawaii
Emergency supplies selling fast as another storm threatens Hawaii
HONOLULU (HawaiiNewsNow) – Oahu residents aren’t taking any chances with emergency preparedness ahead of the latest round of severe weather.
City Mill has been working to keep shelves stocked with supplies.
“We’ve been selling a lot of sand and sandbags. We have a product called Quick Dam, and we have sold out at a couple stores. We’re trying to move them around so that everybody has something,” City Mill Merchant Iris Wilhelm-Norseth said.
Tape, batteries and flashlights have also been moving quickly among customers, along with pumps and rain boots.
City Mill and other officials are stressing emergency preparedness as recent storms have shown flooding can happen anywhere at any time.
“The little flash flood in Manoa kind of flipped people out too. That came out of nowhere. So people are very concerned,” she added.
Hawaiian Electric said it is also ready, following emergency preparedness procedures to ensure communities aren’t left without power for prolonged periods.
“It doesn’t take a named storm to really cause significant damage to the public infrastructure, whether it’s roads or other types of infrastructure, or the electrical, grid. We know that these heavy rains and very strong winds can have significant impacts,” HECO spokesperson Darren Pai said.
If the Public Safety Power Shutoff program is implemented, the utility said it would be a coordinated decision with emergency responders in the interest of keeping communities safe.
The Board of Water Supply is also asking customers to store water in case service is interrupted for an extended time.
And for storm supplies that don’t get put to use this time around, officials say not to toss them too quickly.
“This is also a great opportunity for people if they don’t use it to hold on to it because we are going into hurricane season starting in May again,” Wilhelm-Norseth added.
Copyright 2026 Hawaii News Now. All rights reserved.
Hawaii
Traditional Treasures: A Brief History of Hawaiian Heirloom Jewelry
Anyone who’s grown up in the Islands has either given, received or marveled at a piece of Hawaiian heirloom jewelry, the highly ornate, hand-engraved bracelets and pendants emblazoned with Hawaiian names or initials in an Old English-style font.
But where did this jewelry and its unique style come from?
Turns out the first Hawaiian bracelet was made in 1862 for the young Lydia Park, who later became Queen Liliʻuokalani, the last sovereign monarch of the Hawaiian Kingdom. The bracelet, which is now at ʻIolani Palace on Oʻahu, is inscribed with the words, “Hoomanao Mau,” which translates to “a lasting remembrance.” It was handcrafted by Honolulu-based jeweler Christian Eckart and emulated English Victorian designs popular at the time.
Photo: Aaron K. Yoshino
Since then, the Hawaiian bracelet has evolved to include tropical flower designs, raised lettering and scalloped edges. Today—more than a century and a half later—Hawaiian heirloom jewelry is still a symbol of love and friendship.
This story was originally published in our SPRING 2023 Issue. Buy a copy here. Better yet, subscribe and get HAWAIʻI Magazine delivered to right to your mailbox.
Catherine Toth Fox is the former editor of HAWAIʻI Magazine and continues to contribute to the website and print publication.
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