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
Hong Kong outrigger canoeists pass Kaiwi Solo test – and aim to tackle it again
Fifty-one kilometres of open ocean, with no land in sight for the first hour: that is the reality of the Kaiwi Solo, a 51km (32-mile) outrigger canoe race across Hawaii’s Kaiwi Channel, widely regarded as one of the most demanding open-water crossings in the sport.
“You cannot see a thing – you have no point of reference,” said Alex Hunter. “It is extremely disorienting and unnerving setting off. It’s not until about an hour into the race that you can start to visualise where you are heading.”
Earlier this month, Ekaterina Lukyanets, a 39-year-old software engineer, and Hunter, 38, water sports manager at Victoria Recreation Club, became Hong Kong’s only female and only male participants in the annual event, each paddling the full 51 km alone.
For Hunter, the race had long held a near-mythical status. “It is not a race everyone can enter, and it is not a race everyone can finish,” he said. “That highly coveted nature is what drew me to it.”
After seven years in the sport, including local competitions and a 128km team race in Tahiti, he decided last year that the time had come.
What followed was six months of disciplined preparation: four to five sessions a week, often starting at 6am, with monthly mileage exceeding 400km.
Hawaii
General plan bill advances in County Council – West Hawaii Today
Hawaii
The 7 Friendliest Little Towns In Hawaii
The Aloha Spirit is codified as state law in Hawaii under section 5-7-5 of the Hawaii Revised Statutes, which gives residents a real charter for how they treat each other and visitors. That ethic shows up across the Hawaiian Islands in both coastal communities and inland mountain villages. Paia leans into Maui’s surf-and-art identity on the North Shore. Pahoa preserves one of the largest concentrations of historic wooden buildings in the state. Waimanalo holds a quiet beachfront on Oahu’s windward side. Each of the seven towns ahead has its own version of the welcome.
Paia, Maui
Paia is as well known for being a hippie surfer town as it is for its art. Visitors looking for a laid-back experience find just that on a walkable downtown grid. Kaulahao Beach is one of the better stretches for walking along the shore and spotting green sea turtles resting on the sand. Nearby, Baldwin Beach offers golden sand and volcanic mountains in the background, with a small cove at the eastern end that’s safer for swimming and seeing turtles.
Art-focused travelers should visit the Kim McDonald Art Gallery to see paintings depicting Hawaiian landscapes, with appointments bookable in advance or during a stay on Maui. Anyone in Paia during July can join one of the multiple Obon celebrations held over consecutive weekends. The events include community dancing, Japanese festival food, and a steady current of Aloha spirit throughout.
Pahoa, Hawai’i
Pahoa sits on the eastern tip of the Big Island and holds one of the largest concentrations of historic wooden buildings in Hawaii. The local Puna lifestyle has earned residents the nickname “punatics,” and the community takes real pride in the unconventional character of its slice of the Big Island.
The heritage sites include the Akebono Theater, which served sugar cane workers more than a hundred years ago, and the Star of the Sea Painted Church, built between 1927 and 1928 and later moved to Kalapana to save it from lava flows. Father Evarist Gielen hand-painted the church’s upper interior with devotional and scriptural scenes, and the building is on the National Register of Historic Places. Pahoa Village Road still consists largely of 20th-century wooden structures and false-front storefronts.
Visitors who want to meet the “punatics” can head to Isaac Hale Beach Park, where a new beach was formed by the 2018 lava flow, or stop by the Maku’u Farmers Market on a Sunday, where vendors are happy to talk over tables of fresh fruit and vegetables.
Honoka’a, Hawai’i
Honoka’a is a slightly out-of-the-way destination on the Big Island that justifies the drive. The pretty town features the Waipio Valley Lookout, where visitors can take in the black-sand beach, distant waterfalls, and the valley once dominated by taro fields. After grabbing a malasada at Tex Drive In, visitors can continue to the Waipi’o Valley (now accessible only via authorized tour) to learn about Hawaii’s early history and see the Valley of the Kings, where King Kamehameha the Great was raised. Some authorized shuttle tours approach the black-sand beach, but swimming is not recommended due to strong currents, high surf, and rip currents.
In Honoka’a itself, the late-May Western Week features parades and rodeo events and is one of the busiest weekends in town. The Hamakua Harvest Festival in the fall celebrates local agriculture with food, music, and produce stalls.
Waikoloa, Hawai’i
Waikoloa’s friendly guides know where the adventure and relaxation are. Day visitors looking to relax have A-Bay and Hapuna Beach State Park. A-Bay (Anaehoomalu Bay) features a wide beach and ancient Hawaiian fish ponds that are a real source of local pride, with calm water that’s well-suited to snorkeling and paddleboarding. Hapuna covers a long stretch of white sand a short drive from town, with conditions that work for boogie boarding, swimming, and seasonal whale watching.
For something more active, the Ala Kahakai National Historic Trail follows in the footsteps of Native Hawaiians, with petroglyphs and open ocean views along the route. The Waikoloa Petroglyph Preserve holds hundreds of carvings depicting early Hawaiian life. The annual Waikoloa Lei Day Festival in May celebrates the lei-making tradition at King’s Shops and Queen’s Marketplace.
Hanalei, Kauai
Hanalei on the island of Kauai is known for its hula shows and island hospitality. Visitors can reserve a session at 1 Hotel Hanalei Bay to learn hula basics and experience the tradition in its home context. The Hanalei landscape supports plenty of outdoor options, with choices that include hiking the Napali Coast and taking a boat tour for snorkeling or sailing. Ke’e Beach is one of the better spots for snorkeling and swimming, with a protective reef that keeps the larger waves at bay.
Surfers have Hanalei Bay’s consistent waves running in sizes for both beginners and experts. Anyone wanting to spend more time with locals can stop by the Hanalei Pier to join the fishing scene or settle in for the sunset over the water and the surrounding mountains.
Haleiwa, Oahu
One of the most distinctive things to do in Haleiwa is paddle the Anahulu River under the Rainbow Bridge. The river is scenic, framed by palm trees, and offers regular sightings of sea turtles. Night paddling on the river is also available, with paddleboards lit by LED lights underneath.
Next to the Rainbow Bridge, Hale’iwa Beach Park has calm waters for wading. The beach is one of the most-visited stretches on the North Shore for a Hawaiian sunset. Catamarans depart Hale’iwa Harbor for sunset cruises and seasonal whale watching in winter. Arts-focused visitors can plan a Haleiwa trip around the Annual Haleiwa Arts Festival, with the 2026 event scheduled for June 13-14 at Hale’iwa Beach Park, featuring live performance art, food trucks, and a juried art market.
Waimanalo, Oahu
Waimanalo Beach is one of Oahu’s quieter stretches of sand. Visitors can take a long walk on uncrowded shoreline and enjoy the warm water. Snorkelers and turtle-watchers can head to Kaiona Beach Park, where the water holds colorful corals and green sea turtles glide in the shallow waves. The Sea Life Park on Makapu’u Point lets visitors swim with dolphins and watch sea lion shows at the Hawaiian Ocean Theater.
For an extended stay, Waimanalo Beach has plantation-style cottages that go back to an earlier era of Hawaiian travel. To get to know residents, the Sunflower Spring and Summer Event runs June through July at Waimanalo Country Farms, with sunflower fields, sweet cornbread, and Nalo Made lemonade as the calling cards.
Hawaii Offers Experiences Beyond the Postcard
Community comes first across the Hawaiian Islands. Locals are warm and welcoming, and they make room for visitors to participate rather than just observe. That allows people to meet the “punatics” first-hand and to pick up activities like lei-making or hula dancing in the settings that made them famous. Across these seven towns, the goal is connection: with the people, with the islands, and with the long tradition of Aloha that runs through everything.
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