[
  {
    "id": "hpr-october-16",
    "title": "Mayor Wright Homes to be redeveloped with 2,450 units",
    "publisher": "Hawaiʻi Public Radio / Janis Magin",
    "url": "https://www.hawaiipublicradio.org/local-news/2026-10-16/mayor-wright-homes-to-be-redeveloped",
    "date": "2026-10-16",
    "summary": "Fresh news peg: first-phase groundbreaking planned the following week; current income mix and resident relocation statements.",
    "note": "Published 9:17 a.m. HST. Full article read. Same-rent moves and 100% AMI ceiling are attributed to developer Mohannad Mohanna, not independently verified household outcomes. No groundbreaking already completed is claimed."
  },
  {
    "id": "resident-project-site",
    "title": "Mayor Wright Homes: resident project website",
    "publisher": "Hawaiʻi Public Housing Authority / Highridge Costa",
    "url": "https://mayorwrighthomes.com/",
    "date": null,
    "summary": "Approximately 2,450 homes replace the existing 364; community facilities and resident resources.",
    "note": "Full indexed page retrieved Oct 17; ordinary direct request returned 403 and was not bypassed. This dedicated project site and current HPR reporting treat approximately 2,450 as the TOTAL, not net additions."
  },
  {
    "id": "hpha-older-profile",
    "title": "Mayor Wright Homes: project portfolio profile",
    "publisher": "Hawaiʻi Public Housing Authority",
    "url": "https://hpha.hawaii.gov/project-portfolio/mayor-wright-homes",
    "date": null,
    "summary": "Existing 364-unit community, 35 low-rise apartment buildings, and agency date of 1953.",
    "note": "Clearly stale planning fields refer to an RFQ in Q3 2022 and a 69-year-old project. Used only for attributed existing-building history, not current income mix/phases. Historic inventory separately dates construction to 1952; article explicitly attributes 1953 to HPHA."
  },
  {
    "id": "hpha-2024-history",
    "title": "January 18, 2024 regular board packet: Mayor Wright Homes history",
    "publisher": "Hawaiʻi Public Housing Authority",
    "url": "https://files.hawaii.gov/hpha/boardpackets/Public2024/011824_Regular_Meeting.pdf",
    "date": "2024-01-18",
    "summary": "2014 developer procurement, 2018 EIS acceptance and July 20, 2020 termination of the earlier master development agreement.",
    "note": "History appears at PDF page 282. Agency attributes termination to insufficient progress and missed milestones. Does not imply the earlier MWH Partners/Hunt project is the current developer."
  },
  {
    "id": "hpha-january-15",
    "title": "January 15, 2026 board packet: Phase 1A development agreement",
    "publisher": "Hawaiʻi Public Housing Authority",
    "url": "https://files.hawaii.gov/hpha/boardpackets/Public2026/011526_Regular_Meeting%20%281%29.pdf",
    "date": "2026-01-15",
    "summary": "June 28, 2023 developer agreements; four development phases; Phase 1A has 308 units including two manager units.",
    "note": "For Action material pages 130–131; the corresponding January 28 packet contains the same 308/306 distinction. Board materials are not proof of executed financial closing. Phase 1A/1B/1C are subphases, not the whole master plan."
  },
  {
    "id": "governor-2024-approval",
    "title": "Mayor Wright Homes Redevelopment Approved",
    "publisher": "Office of Governor Josh Green",
    "url": "https://governor.hawaii.gov/main/mayor-wright-homes-redevelopment-approved/",
    "date": "2024-02-29",
    "summary": "City planning approval, proximity to planned Iwilei rail station, open-space/retail/community vision and then-projected late-2025 start.",
    "note": "Historical announcement. Its leasehold condominium mix and schedule are not treated as current; the October 2026 interview is explicitly newer."
  },
  {
    "id": "environmental-2023",
    "title": "Prior Determination: Mayor Wright Homes Redevelopment",
    "publisher": "Hawaiʻi Housing Finance and Development Corporation",
    "url": "https://files.hawaii.gov/dbedt/erp/Other_TEN_Publications/2023-12-23-OA-Prior-Determination-Mayor-Wright-Homes-Redevelopment.pdf",
    "date": "2023-12-23",
    "summary": "Compares 2018 and 2023 master plans: 2,448 total homes, ten rather than twenty buildings, lower maximum height, four phases.",
    "note": "Publication date; cover letter Dec 11, 2023. Text pp2–4 and Exhibits 4A/5A. Then-current affordability thresholds and unit totals were different from the Oct 2026 interview. Source of clearly dated proposed site plan and visualization. Does not prove all subsequent federal approvals or permits."
  },
  {
    "id": "relocation-plan",
    "title": "Mayor Wright Homes Relocation Plan, July 8, 2025, in January 28, 2026 board packet",
    "publisher": "Seneca Real Estate Services for Highridge Costa / HPHA",
    "url": "https://files.hawaii.gov/hpha/boardpackets/Public2026/012826_Regular_Meeting%20Approved.pdf",
    "date": "2026-01-28",
    "summary": "Individual relocation assistance, support and notice commitments; returning households must meet income eligibility.",
    "note": "Plan cover PDF p371 gives July 8, 2025; relevant text pp384–388, especially IV.E p388. Full public PDF downloaded and text inspected. Plan uses 56 impacted households for the first relocation tranche, not all 364 units. No unconditional right of return is inferred. Some schedules are stale and not used as current."
  },
  {
    "id": "hhfdc-finance-2025",
    "title": "Minutes of the November 20, 2025 special meeting",
    "publisher": "Hawaiʻi Housing Finance and Development Corporation",
    "url": "https://dbedt.hawaii.gov/hhfdc/files/2025/12/2025-1211-II.A.-November-20-2025-Special-MM-1.pdf",
    "date": "2025-11-20",
    "summary": "Phase 1A cost estimate, financing actions, affordability duration and then-projected completion.",
    "note": "PDF pp2–3. Estimated cost $259.9m; $80m RHRF award; official intent for bonds up to $126,256,367; annual federal LIHTC reservation up to $12,387,417 for 10 years and corresponding state credits for 5 years. Do not add credits as one-off cash. Approval/reservation is not closing; May 2029 was a projection at this meeting."
  },
  {
    "id": "historic-inventory",
    "title": "Mayor Wright Housing historic resource inventory, environmental-review appendix",
    "publisher": "Fung Associates / Hawaiʻi State Historic Preservation Division; published by HPHA",
    "url": "https://hiepro.ehawaii.gov/resources/129393/Attachment%2012d%20FEIS%20Mayor%20Wright%20Homes%20HPHA.pdf",
    "date": "2017-03",
    "summary": "Existing buildings and archival streetscape photographs, with views from Vineyard Boulevard and Waipa Lane.",
    "note": "Inventory pages 1–7 are PDF pp28–34. Two extracted original photographs, not newly generated images. Individual photographer and reuse license not identified; public review does not establish republication rights."
  },
  {
    "id": "conflicting-summary",
    "title": "Development Portfolio: Mayor Wright Homes summary",
    "publisher": "Hawaiʻi Public Housing Authority",
    "url": "https://hpha.hawaii.gov/programs-and-resources/development/development-portfolio",
    "date": null,
    "summary": "Official general summary gives a conflicting 2,814-unit figure.",
    "note": "Excluded from headline arithmetic: this page adds 2,450 to 364, while the dedicated project resident site, Oct 16 2026 HPR reporting and dated master-plan documents describe roughly 2,450 TOTAL. This discrepancy is preserved for diligence rather than silently combined."
  }
]