Frequently Asked Questions (FAQs)

Indicative rendering of the Stadium

Interested in learning more about the NASED project? Here are some quick facts to get you up to speed. The NASED team will continue to update the section as the project is further developed. For any immediate questions, please reach out to nasedp3@wtpartnership.co

NASED Background


What is the vision for the New Aloha Stadium Entertainment District?

The New Aloha Stadium Entertainment District (NASED) will be a mixed-use, vibrant live-work-play-thrive community and destination, with a new multi-purpose stadium serving as the centerpiece. It will celebrate Hawai‘i’s unique culture and inspire Aloha for the community and visitors alike.

Why is NASED needed?

In 2019, the Hawai‘i State Legislature determined that:

“The existing Aloha Stadium and lands under the jurisdiction of the stadium authority and department of accounting and general services are underutilized. The stadium facility has been in dire need of significant repair and maintenance for many years. The stadium authority has considered repairing, upgrading, and replacing the existing facility to optimize the public’s enjoyment and ensure public safety. Redeveloping, renovating, or improving these public lands in a manner that will provide suitable recreational, residential, educational, and commercial areas, where the public can live, congregate, recreate, attend schools, and shop, as part of a thoughtfully integrated experience, is in the best interests of the State and its people.”

Where is NASED located?

The NASED site is in Hālawa, in central O‘ahu, Hawai‘i. The 98-acre project site is bound on the north by Moanalua Freeway (H201), Queen Liliʻuokalani Freeway (H1) to the east, Kahuapaani Street to the south, and Salt Lake Boulevard to the west.

Who is responsible for managing the NASED project?

NASED will be managed by the Stadium Authority (an attached agency of the Department of Business, Economic Development and Tourism). The Department of Accounting and General Services, through its Public Works Division, will be responsible for the procurement and delivery of the Stadium Project and the Real Estate Project.

How will NASED be delivered?

NASED will be delivered via two primary projects: the Stadium Project and the Real Estate Project.

Will it always be called “NASED”?

NASED is the working title for the district. We expect that, as we near the opening date for the new Aloha Stadium, the State will work with stakeholders and possibly rename the district.

Community Involvement


Has the community been involved?

Active dialogue and working with the community are key to NASED’s success. Details of past community meetings and events may be found at https://nased.hawaii.gov/meetings-events/. As the project proceeds from planning through procurement, design, construction, and operations, the State will continue to engage with the local community to ensure its voice is heard and responded to.

If you would like to discuss community engagement, please contact us at
https://nased.hawaii.gov/reachout/.

Will local businesses and workers be utilized to help develop the NASED site?

It is intended that local and community businesses and workers are utilized on NASED. We expect and have garnered, international, national, and local interest in the delivery of NASED’s two primary projects. As public-private partnership (P3) projects, many of the traditional goods and services associated with major construction projects will be procured by our (yet to be appointed) stadium and real estate developers.

Minimum standards for engaging and utilizing local and community businesses and workers will be set, and we will evaluate bidders’ proposals favorably where they can show a clear and contractual commitment to exceed these minimum standards.

If you would like to register your business’ interest in working with NASED or its developers, please contact us at https://nased.hawaii.gov/doing-business/.


What is the purpose of the NASED masterplan?

The purpose of the NASED masterplan is to provide illustrative, programmatic solutions to how NASED may be developed. It is not to dictate to developers what is required, but rather to demonstrate how different locations for the new Aloha Stadium within the Hālawa site can generate different patterns of development. Developers and their design teams will be encouraged to explore all options for the site’s development, possibly identifying even better outcomes for consideration.

While three location options for the new Aloha Stadium were originally rendered to allow the Stadium Project’s respondents to freely consider their proposed location, the response from the industry was that they want the State to select the site of the stadium. This is now part of our due diligence to propose what we believe is the optimum location for the respondents to consider, evaluate, and confirm or adjust in their proposals.

Below is a link to a flyby video that highlights the original three concept renderings for the Stadium Project and the Real Estate Project, providing a virtual view of some preliminary possibilities for the 98-acre parcel. Click on the link to view the video: 

https://www.youtube.com/watch?v=Q1lRyiZmRRk&t=5s

The video also shows possible amenities that could be included on the NASED site.

How was the Halawa site selected?

A rigorous site selection process was undertaken in 2019 for the location of a new multi-purpose stadium to replace the existing Aloha Stadium. This report can be found here. Eighteen (18) initial potential sites were identified and, after a desktop assessment, six (6) were selected for a detailed evaluation. These sites were: Ala Wai Golf Course, Halawa, Kalaeloa, Kapiolani Regional Park, UH (Manoa), and UH (West Oahu). Each of these sites were evaluated against the following criteria:

  • Site, Infrastructure and Environment – What are the intrinsic physical qualities of the site — how big is it, does it have transit access, how close is it to major landmarks and amenities on the Oahu, and how vulnerable is it to natural disasters?
  • Development Costs – How is the site zoned, what legal or logistical challenges might complicate development, and what financial incentives are available?
  • Community – How will the project be received by its potential neighbors, what cultural benefits can it bring to the area, and what sorts of political head- or tailwinds would it face?
  • Economic Impact – How might development on the site bring economic opportunity to the neighborhoods around it?
  •  Intuitive Site Qualities – Are there any advantages or drawbacks to the site that have not been quantified in any of the other categories?

The report found the current Halawa site to be the most suitable for replacing the existing Aloha Stadium with a new multi-purpose stadium and noted:

The Halawa Site is the most ready for development. It has the transportation infrastructure in place in terms of visitor access and will only get better with the addition of the rail stop. It has the land available to create additional program on site, enhancing its value to residents and increasing its desirability for developers. It is a site already used for the specific purpose of a stadium, and thus likely to be accepted by the community, at least from a use stand point. Its construction will not take away any beloved parks, landmarks or other uses. It is an opportunity to take something that is already highly used and accepted by the community, and to make it even better.”

What is the land area NASED will encompass? Will NASED acquire additional property?

The Stadium and Real Estate projects for NASED will encompass the current stadium boundaries. In fact, the new multi-use stadium will be built on the same footprint as the current stadium and NASED will only develop properties within the existing parcels. These boundaries are reflected in the NASED Environmental Impact Statement, or EIS. The Stadium Authority does not have the power of eminent domain and does not intend to utilize such action. To view maps of the NASED project boundaries, please click here.


What’s the financing plan for NASED?

The State is contributing $420 million towards NASED.

With Governor Ige signing into law Act 248, SLH 2022 on July 7, 2022, a revised financing plan is available to NASED. Act 248, SLH 2022 provides $350 million of general obligation bond funding (for the Capital Improvement Program (CIP)) and $50 million of general funds for NASED. This is in addition to the $20 million provided by Act 268, SLH 2019, as amended by Act 4, SLH 2020 and Act 220, SLH 2022.

The majority of the CIP funds will be used to offset a portion of the costs of designing and constructing the Stadium Project. The remaining costs to design and construct the Stadium Project will be financed by the Stadium Project developer. The Stadium Project developer will also maintain the facility it builds for a period of 30 to 35 years. In return for the costs the developer incurs for financing the design and construction of the Stadium Project, as well as maintaining it, it will be paid via “availability payments” by the State for the same 30-to-35-year period.

The State, via the Stadium Authority, will continue to be responsible for operating the new Aloha Stadium. Revenue derived from these operations will be used to cover stadium operating costs and to help pay for the availability payments. However, this net operating income is projected to only partially cover the availability payments.

The Real Estate Project is projected to provide annual returns to the State via the Stadium Authority in the form of ground lease payments. The Real Estate Project ground lease payments, together with the income derived from Stadium Project operations, will be used to help pay for the availability payments, to cover any State costs related to the Real Estate Project, and to provide financial return to the State.

The remainder of the CIP funds (i.e., those not used to offset design and construction costs of the Stadium Project) will be used to contribute to the costs of NASED-wide district infrastructure (roads, utilities, public spaces, etc.)  associated with the Real Estate Project and overall NASED developments. The Real Estate Project developer will deliver all district infrastructure as well as fund and deliver the actual developments which are expected to include residential, retail, hotels and office space. This approach of the State funding a portion of the district infrastructure, offsets the costs to the Real Estate Project developer for provision of the necessary infrastructure, thereby increasing the potential amount of ground lease payments back to the State, via the Stadium Authority.

The $50 million of general funds will be primarily used as a “liquidity reserve” for the Stadium Authority to cover annual shortfalls in the Stadium Project and /or the Real Estate Project and to further contribute to district infrastructure costs. Given the projected variability of revenue from the Real Estate Project and the relatively fixed costs of the availability payment, this liquidity reserve will act as a buffer account to reduce, or potentially eliminate, the Stadium Authority’s dependence on further State funding. Some of these general funds will also support the transition activities of the Stadium Authority prior to the new stadium opening.

The $20 million of funds appropriated in 2019 are being utilized for the planning and project management of NASED, including the development of the EIS and the two procurement processes.

What is the expected cost of the Stadium Project?

We are currently projecting a construction cost of approximately $370 million in today’s dollars, which reflects cost escalation from initial projections in 2017 and 2019, along with more detailed capital cost estimates for each element of the Stadium Project.

The main focus for the State is not directly on the construction cost of the stadium, but the overall availability payment for the Stadium Project, which compensates the Stadium Project developer for its portion of the financed design and construction costs, as well as the cost to maintain the facility. However, the construction cost is the principal driver in this calculation.

What is the expected cost of the Real Estate Project?

The total cost of the Real Estate Project will ultimately depend on the extent of development that occurs. As noted above, the State expects to use State funds to contribute to the costs of district infrastructure (roads, utilities, public spaces, etc.) for the Real Estate Project.

What are Opportunity Zones and how can they impact NASED?

The Opportunity Zone initiative is a community development program established by Congress in the Tax Cuts and Jobs Act of 2017 to encourage long-term investments in low-income urban and rural communities nationwide. The Opportunity Zones initiative provides a tax incentive for investors to re-invest their capital gains into Opportunity Funds that are dedicated to investing into Opportunity Zones. (Source: https://invest.hawaii.gov/oz/)

NASED sits within an Opportunity Zone, and there may be financial and/or development benefits that can be captured as a result of this designation.

What are the projected economic impacts of NASED?

The following are the projected economic impacts from the full build-out of NASED (Source: New Aloha Stadium Entertainment District, Draft Programmatic Environmental Impact Statement, December 2020):

Construction (through completion of Stadium Project and Real Estate Project construction activities):

  • more than $1.48 billion in economic output from construction spending
  • approximately 12,660 construction jobs
  • more than $595 million in construction wages


Development (annually):

  • more than $79 million in net total output
  • 690 net annual jobs
  • $28.8 million in net annual wages in Oahu/Honolulu County
  • more than $27 million in net new annual tax revenues at full build-out
Schedule


What is the schedule for the Stadium Project?

We expect to issue the Request for Proposal (RFP) to the shortlisted bidders (priority-listed respondents) for the Stadium Project in 2022 (once the required State reviews are complete) and enter into a contract with the successful bidder in 2023 (calendar year). The priority-listed respondents will begin working on their proposals once the Stadium Project RFP is issued, likely spending significant resources in the millions of dollars to develop their proposals. This process, along with the State’s review of the Stadium Project proposals and selection of a Stadium Project developer, will take approximately 12 months. Demolition of the existing stadium and construction of a new multi-use stadium could commence on site later in 2023.

During the RFP stage for the Stadium Project, we will test the construction timeframe with our shortlisted bidders and confirm the targeted new Aloha Stadium opening date with the selected developer.

What is the schedule for the Real Estate Project?

The Real Estate Project will be built out over a span of years, with the current projections being approximately 20 years for all real estate development. However, we do expect that an initial portion of development will be complete and operational at the same time the new Aloha Stadium opens.

RFP – Part 1 for the Real Estate Project was published in October 2021. We expect to issue RFP – Part 2 to shortlisted bidders (priority-listed offerors) in 2022. The process is expected to take 12 months with the State entering into a contract with the successful bidder in  2023 (calendar year).

How are the two schedules interlinked?

The procurement processes for the Stadium Project and Real Estate Project are being conducted simultaneously to provide certainty to the Real Estate Project development team that the Stadium Project will go forward. This schedule provides some visibility for the State regarding the Real Estate Project and the initial stream of ground lease income that will be available to offset the Stadium Project costs prior to signing the Stadium Project agreement.

Why was the planned opening of the new Aloha Stadium in fall 2023 delayed?

We experienced an unexpected delay when required legislation did not pass during the 2020 Hawai‘i legislative session. We had to deal with further delays caused by COVID-19. Nevertheless, we utilized this delay period productively. We refined the scope and approach for the Stadium Project and performed additional due diligence to reduce project risk.

Why is it difficult to be more specific about the schedule for the Stadium Project?

While we have a reasonable expectation on the timeline for the completion of the new Aloha Stadium, this ultimately needs to be validated by the soon-to-be selected Stadium Project developer, who will actually build the new multi-use stadium. We will do this validation through the Stadium Project procurement process and will announce the opening date once we have a signed contract with the selected developer.

Why is it difficult to be more specific about the schedule for the Real Estate Project?

Ultimately, the schedule for the Real Estate Project depends on market conditions. However, we expect development to occur as promptly as possible. Also, as noted above, we do expect that an initial portion of development will be complete and operational at the same time the new Aloha Stadium opens.


Stadium Project

What is the Stadium Project?

The Stadium Project will be delivered under a public-private-partnership (P3) model and will include the design, construction, financing, and maintenance of a new stadium (minimum 25,000 seats) and a prescribed minimum surrounding area with supporting infrastructure (e.g., roadways, parking, public spaces and requisite changes to utilities) for the new Aloha Stadium. The Stadium Project also includes the demolition of the existing Aloha Stadium.

What will be the capacity of the new Aloha Stadium?

A minimum of 25,000 seats.

Why will the new Aloha Stadium have fewer seats than the current one?

The minimum capacity of 25,000 seats was derived after further diligence and research by the State in 2020. The research indicated that a minimum of 25,000 seats was an optimal capacity, based on historical and projected events and attendances, in conjunction with the availability payment cost projections. This reduction in capacity, coupled with increases in amenities, was also supported by our many industry stakeholders.

What amenities will be included in the new Aloha Stadium?

Our current reference design (to be included in the Stadium Project RFP) includes features such as: a wide variety of food and beverage options and outlets, state of the art technology to enhance the fan experience, and high-quality, premium facilities such as suites and club seating.

How does the maintenance component of the stadium work?

The maintenance component of the Stadium Project will require the developer to maintain the facility to defined standards for a period of 30 to 35 years. The facility must also be handed back to the State at the end of the 30-to-35-year period to defined standards.

If the Stadium Project developer fails to meet the required standards, then its payments from the State may be reduced under a specified and pre-approved regime. This will ensure that the developer designs, builds, and maintains the facility in a manner that leads to long-term quality and performance.

Real Estate Project

What is the Real Estate Project?

The Real Estate Project will comprise the development of approximately 70 acres of the overall 98-acre site in a manner that supports the NASED vision and objectives.

It is expected to be delivered via a master developer style arrangement, whereby the State will contract with one entity. This lead developer will manage the master plan for the Real Estate Project, which will transform the current site (which is a parking lot) into a series of developable parcels (including requisite supporting roads, utilities, public spaces, etc.). Then, either by itself or with sub-developers, the lead entity will develop and commercialize a series of buildings within those parcels.

What types of development will be constructed in NASED?

The market analysis for NASED identified that a mix of residential, retail, hotels and office space could be accommodated. However, the State will encourage and consider other innovative land uses and development opportunities during the Real Estate Project procurement process. Any of these alternative scenarios must still be in alignment with the live-work-play-thrive concept for NASED.

Will certain types of development be prohibited?

Yes. While some developments or land uses may be permissible under the proposed zoning for NASED, they may be deemed as inconsistent with the vision for the district. Examples of uses not supported by the State for NASED include: automobile sales and rentals, self-storage units, commercial distribution centers, and correctional facilities.

Is NASED just for visitors?

No. Our analysis identifies that over 90% of residential developments will be occupied by kama‘āina, and all other elements of the Real Estate Project will be available for, and will encourage the use and enjoyment of, Hawai‘i residents. Key community-oriented events, such as the Aloha Stadium Swap Meet and Marketplace, high school football, and other local events will continue in NASED.

Procurement


How is the Stadium Project being procured?

The Stadium Project is being procured via a two-stage procurement process. The first stage included the publishing of a Request for Qualifications (RFQ) in March 2020. This yielded three priority-listed respondents who are all highly qualified and experienced in P3s and stadium project design, construction, and maintenance.

The second stage will be issuing an RFP to the priority-listed respondents in 2022. Once proposals are submitted to the State, they will be evaluated, and a successful bidder will be selected. This process is expected to take approximately 12 months. Shortly after its selection, the successful bidder will enter into a contract with the State, which is expected to occur in late 2023 (calendar year).

How is the Real Estate Project being procured?

The Real Estate Project is being procured via a two-stage procurement process. The first stage commenced with the publishing of RFP – Part 1 in October 2021. In January 2022, two developer-led teams with ties to Hawai’i advanced to the second phase of the Real Estate Project’s RFP.

The plan is for RFP – Part 2 to be issued to the priority-listed offerors in the coming months. Once proposals are submitted to the State, they will be evaluated and a successful bidder will be selected. This process is expected to take approximately 12 months. Shortly after its selection, the successful bidder will enter into a contract with the State, which is expected to occur in 2023 (calendar year).

How will the State maintain transparency and fairness during the procurement processes?

Procurement transparency and fairness are central principles of the procurement processes established for the Stadium Project and the Real Estate Project. While both processes do not fall within Chapter 103D, Hawai‘i Revised Statutes, procurement plans have been developed for each to align with the state procurement code to protect the best interests of the State.

We have also structured our evaluation governance so that there is appropriate separation between reviewers, evaluators, and approvers.

Given the competitive nature of the procurement process, bidders’ proposals will remain confidential as they are being developed and evaluated. This is entirely consistent with procurements of this type. Once the contracts have been fully executed, proposals will be placed in the procurement file for public inspection in accordance with the state procurement code.

Who is evaluating proposals?

The State has selected specialist evaluation committees for both the Stadium Project and the Real Estate Project. These committees are comprised of a mix of State employees and subject-matter experts from the development industry.

How can my business get involved?

If you would like to register your business, please contact us at https://nased.hawaii.gov/doing-business/.

Procurement Timeframe

How was the 8-month timeframe determined?

The State is responsible for setting the response period for the RFP. In this case, this was done in accordance with industry expectations and consultation with the priority-listed respondents. In their RFQ responses, each respondent was asked to provide feedback on the draft procurement timetable, which then reflected an RFP response period of four months. Feedback received from RFQ responses was that this period was too short and longer timeframes were requested. After the selection of the three priority-listed respondents in 2020, the State engaged each priority-listed respondent and sought further feedback on the RFP response period and, after several discussions, a response period of 8 months was determined. This period of 8 months was determined through a detailed, day-by-day, analysis and scheduling of all key tasks and activities required to deliver a successful RFP.

It is also worth noting that a feature of the procurement process for the Stadium Project is that there is virtually no negotiating period once proposals are submitted. The draft contract documentation will be issued with the RFP. This will be developed during the RFP period and all proposals will be required to conform with the final contract documents. Consequently, the State expects to execute a contract with the Stadium Project developer within 2.5 months of the proposals being submitted.

What are the key tasks and activities during the RFP response period?

During the RFP, each priority-listed respondent is expected to expend significant time and money in developing their proposals. Their key focus areas will be:

  • Reviewing and commenting on the contract documents
  • Developing a base (concept) design
  • Developing a construction methodology and schedule
  • Developing a financing package
  • Developing a 30-year maintenance strategy and methodology
  • Pricing all of the above in a competitive fashion, which includes optimizing the design, construction and maintenance approach to deliver the best value total cost of ownership for the State


In developing their proposals, priority-listed respondents will be actively engaging with the State in a clearly defined and structured manner. The purpose of these collaborative discussions is to assist priority-listed respondents with their understanding of the RFP, which is both voluminous and complex, so that they can produce their best possible proposal.  

What are the benefits of having an 8-month RFP period?

While short RFP periods may seem appealing from an initial schedule perspective, they can result in rushed proposals that are ill-conceived or underdeveloped. This is undesirable for all parties and will likely lead to challenging issues in contract delivery. Some of the objectives the State is seeking with the 8-month RFP period for the Stadium Project are:

  • Ensuring that each priority-listed respondent has sufficient time to:
    • Demonstrate that their proposed stadium design supports the State’s vision of an entertainment district for NASED
    • Develop, and then rationalize, optimize and price – in a highly competitive fashion – the best design, construction methodology, maintenance methodology and finance package
    • Assess and understand the various site risks (e.g., archaeological, geotechnical, environmental) so that they can develop (and efficiently price) risk mitigation strategies
    • Fully understand, comment on, and negotiate the contract documents

  • Ensuring the State has sufficient time to:
    • Review and comment upon the draft designs, construction methodologies, maintenance methodologies and finance packages of each priority-listed Respondent
    • Respond to all requests for clarification arising from the RFP documents
    • Review comments on the contract documents and develop updates, including the final version of the contract documents


All of this is designed to get the best possible price for the State in a manner that transfers a sensible amount of risk to the developer. We are looking for a 30+ year contract. Experience tells us that spending months (and $-thousands) in the onset saves us years (and $-millions) in production.

Why haven’t the priority-listed developers been developing their proposals since being shortlisted?

Developing a proposal requires a significant investment in time, effort, and cost. For the Stadium Project this will be in the millions of dollars. Bidders are typically unwilling to expend these resources unless they know that relevant government approvals are in place (or will be in place). In addition, the State has not been able to issue the RFP (for priority-listed developers to respond to) until the funding has been confirmed. Now that the legislature has appropriated the full funds for NASED, we eagerly await the relevant approvals to issue the RFP. 

Shortlisted Bidders

Who are the developer-led teams selected as preferred bidders for the Stadium Project?

  • Aloha Stadium District Partners, a consortium comprised of:

John Laing Investments Limited, Civil & Building North America Inc. and Hawaiian Dredging Construction Company, Inc. as the lead equity members; NBBJ Hawaii, Inc. and RMA Architects as the design team; Civil & Building North America and Hawaiian Dredging Construction Company, Inc. as the construction team; and Aramark Management Services Limited Partnership and Honeywell International Inc. as the services (maintenance) provider.

  • Aloha Stadium Hui Hilina‘i, a consortium comprised of:

Plenary Americas US Holdings Inc. and PCL Investments Canada Inc. as the lead equity members; M. Arthur Gensler Jr. & Associates, Inc. and KYA, Inc. as the design team; Nordic PCL Construction as the construction team; and Johnson Controls, Inc. as the services (maintenance) provider.

  • Waiola Development Partners, a consortium comprised of:

EllisDon Capital Inc., Kobayashi Group LLC and BSC Acquisitions II, LLC as the lead equity members; Design Partners Incorporated and MANICA Architecture as the design team; Turner Construction Company and Nan, Inc. as the construction team; and ASM Global as the services (maintenance) provider.

Who are the developer-led teams selected as preferred bidders for the Real Estate Project?

  • Aloha Halawa District Partners, a consortium comprised of:

Development Ventures Group Inc., Stanford Carr Development LLC, Hawaiian Dredging Construction Company Inc., WATG, SB Architects, Rebound Associates, Colliers, Wilson Okamoto Corporation, NBBJ LP, DTL, and Bennet Group.

  • Waiola Mixed-use Partners, a consortium comprised of:

Kobayashi Group, BSC Acquisitions II LLC, Machete Group Inc., Design Partners Inc., Manica Architecture, Stantec, Nan Inc., A.C. Kobayashi, JMA Ventures LLC, BAMP Project, Biederman Redevelopment Ventures, SSFM International, Wilson Okamoto Corporation, Nainoa Thompson, and S.H.A.D.E.

Housing


Will affordable housing be mandated at NASED?

The State does not intend to mandate a set amount of affordable housing as part of the NASED scope. However, we certainly expect a significant amount of affordable housing at NASED, and our current projections identify that over 20% of the residential real estate would be in the “affordable housing” band, with approximately 70% in the “workforce housing” band.

Will there be ceiling income limits placed on the residential real estate components?

The State does not intend to place income ceilings on the residential real estate components at NASED. As noted above, our current projections identify that over 20% of the projected residential real estate would be in the “affordable housing” band, with approximately 70% in the “workforce housing” band.

Why is the Halawa site not planned to be 100% affordable housing?

The vision for NASED is for a mixed-use, vibrant live-work-play-thrive community and destination, with a new multi-purpose stadium serving as the centerpiece. We expect housing to play a major role in achieving this vision and affordable housing to be a key contributor to the overall housing mix. The mixed-use vision is designed to support and enhance the local area and not place a further burden on existing infrastructure and amenities such as schools and healthcare.

We respect the significant housing challenges for Hawaii residents and commit to including a sensible amount of affordable housing on our site. Being on the HART rail line, we have an excellent opportunity for housing density via transit-oriented development.  However, the NASED site is just one of the 21 stations and more future opportunities for transit-oriented developments (with significant housing components) along the HART rail line. In keeping with the City and County of Honolulu’s and the Hawaii Interagency Council on Transit Oriented Development’s guidance on best practice for smart growth, neighborhood revitalization, and affordable housing programs, providing affordable residential units over the full TOD area (i.e. along the entire rail), mixed in with market-rate housing and other walkable community-based improvements is ideal, rather than all concentrated in one location, exclusively for affordable housing. Feedback from local residents, community associations and neighborhood boards also supports this concept for NASED.  

Existing Stadium


When will the existing stadium be demolished?

The timing of the demolition of the existing Aloha Stadium will be a decision for the Stadium Project developer. However, we expect this to commence in 2023.

How did the State arrive at this decision?

The existing Aloha Stadium has considerable structural damage and other maintenance issues. The financial impact of COVID-19 on the State meant that continuing the operation of the stadium was unsustainable. Spectators have not been allowed in the stands since December 2020 due to the ongoing maintenance issues.

Are there benefits to demolishing the stadium early?

Yes. Allowing the existing Aloha Stadium to be demolished prior to completion of the new facility provides for greater flexibility of site arrangement for the district. This means that the new Aloha Stadium can be placed in a location that provides financial savings by better addressing utility and other infrastructure relocations (sewer, gas, and electrical).

We also expect that allowing early demolition of the existing stadium before construction of a new stadium should be less costly and allow for a quicker overall construction timeline.

Where will UH play their football games?

The University of Hawai‘i is planning on playing its home football games at T.C. Ching Field on the UH Manoa campus until the new Aloha Stadium is operational.

What will happen with other events (e.g., high school football, graduations, etc.)?

Events, such as high school football, will continue at local schools’ sites until the new stadium is completed. Similarly, graduation events will occur either at the schools’ facilities, or another location of the schools’ choosing. Once the new Aloha Stadium is completed, these events can return.

Construction


When will demolition and construction commence?

We expect demolition and major construction activity to commence in 2023.

How will construction impacts be managed (e.g., traffic, noise, dust, vibration)?

Each contractor and developer working on the site will be required to develop and comply with construction, traffic and environmental management plans that appropriately deal with these matters in accordance with State and County regulations.

Burials and Archaeological


Have the cultural descendants for the Hālawa ahupua‘a been consulted?

Yes. Summaries of interviews with lineal and cultural descendants with ties to the project site area are included in the Draft Environmental Impact Statement , and information on other past oral testimonies are also provided. Data was extrapolated from these sources that provide an unprecedented comprehensive look at the previous cultural resources on this site.

Is the site expected to contain any historical/archaeological resources and burial sites?

The Draft EIS did not identify any major archaeological sites within the NASED site. It is, however, acknowledged that there is potential for archaeological historic properties to be identified within the site. While the site has been altered to a large extent over the last several decades through agricultural practices, military use, and fill operations and construction of the existing Aloha Stadium, it remains possible that subsurface archaeological resources may exist at the site.

An archaeological inventory survey has commenced which will help us better understand the site from this perspective and make recommendations regarding the extent of and approach to construction monitoring.

Are there processes in place if any historical/archaeological resources or burials are discovered?

An archaeological and/or burial monitoring plan(s) will be developed from the findings of the archaeological inventory survey. The plan(s) will describe the processes to be followed if any historical/archaeological resources or burials are discovered. All contractors and developers working on the site will be required to comply with this plan(s).

Utilities


What is being done to deal with sewer capacity constraints?

It’s projected that full NASED build out will require more sewer capacity than the current system can accommodate. The City and County of Honolulu has plans to upgrade the sewer capacity in 2032 to 2034; however, this does not align with the expected timeline of development for NASED. Given the time and cost of expanding the sewer system to meet project needs, the State is in conversations with stakeholders with the aim of developing an alternate approach to deal with this issue. This approach is the development of a recycled water plant to treat wastewater from NASED’s developments and re-use the treated water, either on site or through other non-potable water services in the local area.

Parking, Tailgating and Traffic


Will parking on the site increase as a result of NASED?

Given the extent of development projected on the site, the parking requirements are expected to slightly increase above the number of parking stalls currently on the site. However, much of this parking will not be available to support stadium events, and the overall amount of parking will ultimately be a decision for the Real Estate Project developer, in accordance with any county regulations and ordinances.

How many parking stalls will be available for new Aloha Stadium events?

We are striving for a balanced approach for stadium events, including a multi-modal mix of vehicles, buses, and rail transportation. We are in the process of confirming the expected rail ridership to and from Aloha Stadium events, and once this is confirmed, we will work with stakeholders to establish a reasonable number of required parking stalls for new Aloha Stadium events.

How will tailgating be accommodated for UH games?

The build out of NASED is expected to occur over many years. This means that, in the near-term, surface parking will continue to be available to support UH games, and we expect that tailgating will be able to be accommodated. However, as development increases, the extent of surface parking decreases, as does the ability to accommodate tailgating.  

It is important to note that NASED will offer a new approach to pre-game (and post-game) activities, through vibrant, easy-to-access food, beverage, and entertainment offerings. While some people will always want to tailgate, we are developing new ways for the public to find far more attractive and accessible gathering experiences.

Will NASED increase traffic in the local area?

Given the extent of development projected on the site, the amount of day-to-day traffic is also expected to increase from what it is today. The Real Estate Project developer will be required to undertake detailed traffic modeling and to address the impacts of traffic in accordance with State and County regulations.

Operations and Events


Will UH football return to the new Aloha Stadium?

We fully expect UH football will return to the new Aloha Stadium as soon as the stadium is completed.

What other events are expected in the new Aloha Stadium?

The new Aloha Stadium will be designed as a multi-purpose facility that can accommodate a range of events and activities. In addition to football, the stadium will be configured for soccer, rugby, concerts, and a wide range of other entertainment and community events.

What is going to happen to the Swap Meet?

The Stadium Authority is committed to supporting the Swap Meet & Marketplace before, during, and after construction of the New Aloha Stadium Entertainment District. We value our partnership with our Swap Meet vendors, and we recognize that it generates significant revenue.

What is going to happen with the 50th State Fair and other car park events?

The build out of NASED is expected to occur over many years. This means that, in the near-term, surface parking will continue to be available to support car park events such as the 50th State Fair.

However, when fully built out, NASED will have much less surface parking, meaning that events such as these may be more difficult to accommodate. We will work with these events to see how they may be accommodated at NASED.

Ownership, Governance and Management


Will the State retain ownership of the NASED land?

Yes. For the Stadium Project, the State will retain 100% ownership of the land and the new Aloha Stadium.

For the Real Estate Project, the State will retain 100% ownership of the land. However, during the lease periods, the developer will own the buildings.

Is the new Aloha Stadium being privatized?

No.

Will the existing Aloha Stadium staff be terminated?

The Stadium Authority has been forced to operate with less resources arising from structural and other maintenance issues. This has been compounded by the State’s financial challenges as a result of COVID-19, which led to early closure of the existing Aloha Stadium. The Stadium Authority will seek to preserve and/or reassign functions and responsibilities of existing staff to the best of its abilities as it moves forward with NASED.

Environmental Impact Statement (EIS)


What is the EIS process for NASED?

The EIS for NASED is a “programmatic” EIS that is being undertaken pursuant to Chapter 343, Hawai‘i Revised Statutes (HRS), and Title 11, Chapter 200.1, Hawai‘i Administrative Rules (HAR), Department of Health (DOH), State of Hawai‘i.

In August 2019, DAGS developed an EIS Preparation Notice for NASED. This was published in the Office of Environmental Quality Control’s publication “The Environmental Notice” on September 23, 2019 for public comment.

The Draft EIS was published on December 23, 2020. The purpose of publishing the Draft EIS was to seek public comment, with the public comment period closing on February 8, 2021. The Draft EIS covers matters such as: archaeological, cultural, flora and fauna, geotechnical, noise, engineering, hazardous materials, traffic, and economic considerations.

The Final EIS is scheduled to be completed in 2022.

If supplemental EIS’ or further environment assessments are required after the finalization of the EIS, this will be the responsibility of the Master Development Partner to obtain.

What is a ‘programmatic’ EIS and what does this mean for future development and environmental studies for the site?

A “programmatic” EIS is a variation of a standard EIS, whereby, the programmatic EIS seeks to evaluate the effects of proposed actions that typically include a series of projects (or a ‘program’) to be carried out for a common purpose – e.g., NASED. When additional project-level details are determined or changed, additional project-level environmental review documentation, which may take the form of a Supplemental EIS or Environmental Assessments, may be required if it is determined that significant changes have been made to the project-level designs such that the contemplated project-level actions are no longer substantially similar to those evaluated in this programmatic EIS. Such project-level environmental review documents, if required, will analyze a narrower project-level proposal as related to the broad (programmatic) proposal identified within this EIS.

How can I access a copy of the Draft EIS?

All EIS conducted in the State of Hawai‘i are published in the Environmental Notice through the State Environmental Review Program (ERP):

https://planning.hawaii.gov/erp/

The published EISPN and Draft EIS (which includes 3 separate volumes and the audio recording from the EISPN Scoping Meeting) can be found in the ERP’s Online Library of EAs and EISs in the link below:

http://oeqc2.doh.hawaii.gov/_layouts/15/start.aspx#/Doc_Library/Forms/AllItems.aspx

The EISPN was published on September 8, 2019, and the Draft EIS was published on December 23, 2020.

What are the next steps in the EIS process and the anticipated timeline?

After the 45-day public comment period, minor adjustments to the Draft EIS were incorporated into the formulation of the Final EIS.

After ERP publishes the Final EIS, the Governor, as the accepting authority, will make his determination. If the Governor accepts the EIS, ERP will publish this determination, kicking off a 60-day judicial challenge period. 

Which government agencies need to accept the EIS?

The accepting agency is the Office of the Governor.

Did the COVID-19 pandemic have an impact on the EIS process? If so, how?

The pandemic did initially limit our ability to communicate with various stakeholders and advisors. However, the team quickly adapted and completed all required communications and consultation to inform the Draft and upcoming Final EIS.

What studies informed the EIS?

A comprehensive set of studies has been undertaken which inform the EIS, covering matters such as: archaeological, cultural, flora and fauna, geotechnical, noise, engineering, hazardous materials, traffic, and economic considerations.

Did the results of the Draft EIS identify any major environmental concerns, such as hazardous contaminants that pose an immediate threat to the health and safety of the people who currently use/visit the existing Aloha Stadium or to nearby residents and businesses?

No.

Did the results of the Draft EIS identify any major concerns that could impact the project vision, scale, budget, financial feasibility or timeline?

The Draft EIS does not identify any significant issues or concerns that would prevent the NASED project from being delivered as envisioned. The EIS is a document of ‘discovery’ and disclosure that primarily identifies environmental matters impacting the project site and develops strategies and mitigations for remedying those matters. It is not a financial feasibility or project budgeting study. While this discovery process did identify several issues or concerns for the project site, these are all expected to be addressable and managed through sound project planning, administration and governance.

When the Draft EIS was conducted, were nearby projects such as the Honolulu Rail Transit Project factored into the overall assessment?

The Draft EIS does, within its scope, consider neighboring developments such as the Honolulu Rail Transit Project and the Hālawa station, which upon delivery will positively influence the NASED project.

In addition to the NASED project, there are two other major projects in the planning stages in that area, including the proposed new jail in Hālawa and the potential redevelopment of Navy-owned land. Are issues such as traffic, noise, the environment, congestion, infrastructure, utilities, etc. being taken into account?

All known and discoverable environmental influences affecting the NASED project are factored into the production of the Draft EIS.

Were cultural descendants for the Hālawa ahupua‘a consulted for the cultural impact assessment, as well as to help identify historical/archaeological resources and burial sites?

Yes. Summaries of interviews with lineal and cultural descendants with ties to the project area are included in the Draft EIS, and information on other past oral testimonies are also provided. Data was extrapolated from these sources that provide an unprecedented comprehensive look at the previous cultural resources on this site.

Did the Draft EIS identify any historical or culturally significant resources that were not previously identified, and how will that impact the NASED project going forward?

The Draft EIS took into account all known and discoverable material. A separate and specific archaeological inventory survey (AIS) is currently underway for the entire site, although an AIS is not a requirement of an EIS.

Does the Draft EIS address the potential impact to nearby military operations, including any national security concerns with having such a large-scale project with sightlines into the nearby base and military assets?

The NASED project team is in consultation with the Navy regarding such concerns and the effect the NASED may have on operations, including security of Joint Base Pearl Harbor-Hickam (JBPHH). These discussions are ongoing. The Navy has expressed that it is imperative that NASED does not compromise national security or the physical security of the adjacent JBPHH. Consequently, the developers for NASED will be required to consult with the Navy, as appropriate, to develop a design and implementation of NASED that will not adversely impair the physical security of the JBPHH installation.

Does the Draft EIS evaluate different project configurations, sizes and uses to determine what impact alternative project scenarios might have?

Yes. Three options were initially studied, leading to the identification of one location to study in greater detail. From that one option, a master plan was generated that illustrated one possible configuration for the entire development of the Hālawa site. This stadium location was selected, because it appears to have the greatest overall potential impacts to the site and future operations. This helps ensure other stadium location potential impacts are covered.

Are there additional Federal or State review processes that are required?

No. Not for this EIS.

Why is an EIS being prepared?

State law requires that an EIS be prepared for this project.

What is the proposed project?

In response to ongoing engineering assessments and expert analysis of the deteriorating condition of the existing Aloha Stadium and the considerable cost necessary to maintain the stadium’s structural integrity, the State of Hawai‘i is working to identify the means by which a new stadium can be constructed and the Hālawa site transformed into a vibrant, thriving community entertainment district. The project will include new, mixed-use development that will offer a range of resident and visitor amenities, catalyze economic development and job creation, and celebrate the history and culture of the existing Aloha Stadium and the communities that surround it.

What geographic area is included in the EIS?

The area included in the EIS is the existing Aloha Stadium site, which comprises approximately 98 acres, including land north of the H1/Salt Lake Boulevard intersection, west of H1, east of Kamehameha Highway, and south of H201.

Who is conducting the EIS?

The Department of Accounting and General Services (DAGS) is administering the EIS. They have contracted Crawford Architects, head-quartered in Kansas City, Missouri, with an office in downtown Honolulu, to prepare the EIS and master planning for the NASED project. Wilson Okamoto Corporation (WOC), a Hawai‘i-based company, is working with Crawford to directly oversee the EIS process. Several Hawai‘i-based subcontractors are also working with Crawford to complete the EIS.

How was the company that is conducting the EIS selected?

DAGS issued a solicitation request for qualifications calling for companies with master-planning credentials and experience in this type of work to submit qualifications for the project. A qualifications evaluation and interview process ensued and Crawford was selected. A Notice to Proceed was issued on November 7, 2018.

What qualifications does the company have for doing this type of work?

Crawford has developed many master plans for sports facilities within mixed-use developments. Most recently, Crawford worked with the NFL’s Minnesota Vikings on their headquarters and practice facilities and with four NCAA Division 1 universities on their stadiums and related facilities. These universities included: South Dakota State, Montana State, Penn State and University of Pennsylvania. Crawford also designed some of the nation’s most iconic stadiums, including Camden Yards (Baltimore, Maryland), Lambeau Field (Green Bay, Wisconsin) and CenturyLink Field (Seattle, Washington). Crawford and its sub-consultant WT Partnership have considerable experience in public-private-partnership (P3) project delivery. P3 is the anticipated plan for NASED and the ability to engage with developers during the solicitation period and project delivery phases will require familiarity with this delivery methodology.

Wilson Okamoto Corporation (WOC), a Hawai‘i-based company, is working with Crawford to directly oversee the EIS process. WOC has a planning department possessing wide-ranging experience and knowledge spanning local and national statutes, rules, regulations and policies for land use and Environmental Impact Statements.

What government agencies are involved in the EIS process?

Hawai‘i’s environmental review process is facilitated by the State of Hawai‘i Department of Business, Economic Development & Tourism, Office of Planning and Sustainable Development, Environmental Review Program. The accepting agency is the Office of the Governor. Other county, state, and federal agencies are engaged as part of the EIS discovery process.

How will the EIS be used?

The EIS will ensure the public is involved in the government decision-making regarding the disclosure of known activities that might affect the environment.

What does the EIS process involve?

At a minimum, the EIS process involves: identifying environmental concerns, obtaining various relevant data, conducting necessary studies and analysis, receiving public and agency input, evaluating alternatives, and proposing measures for avoiding, minimizing, rectifying or reducing potential adverse impacts.

Is the EIS considering different project alternatives?

Yes. A master plan for the site is part of the EIS. Different options were considered for the redevelopment of the site. Each option contains a new Aloha Stadium at a slightly different location within the site. One of those locations has been chosen in order to undertake a more in-depth analysis of the environmental issues for the entire site.

How much will the EIS and master plan cost?

The EIS and master plan will cost approximately $5 million.

Where are the funds for the EIS and master plan coming from?

Act 49I, SLH 2017, Item H-18, appropriated funds for this purpose.

How much will the redevelopment of the stadium site cost and how will it be funded?

Concurrent with the EIS, the project is undertaking procurement planning, cost estimating and funding analyses. The State intends to cap funding for the new stadium and site development to limit budget risk and engage private sector investment to develop a financially robust plan for NASED.

Will Aloha Stadium operations and/or events be impacted while the EIS is being conducted?

In the course of undertaking the EIS, Aloha Stadium has announced that stadium operations will be undergoing changes for the foreseeable future.

What can residents and businesses in the nearby area expect during the EIS process?

All activities within the nearby area will be unaffected.

Is the EIS taking into account the purported effects of climate change?

Yes. Changes in the state statute that regulates the preparation of an EIS take into account sea level rise and greenhouse gas emissions. These have been considered in the Draft EIS for NASED.

Is the city and/or HART involved in the redevelopment planning as part of its transit-oriented development?

The master plan for transit-oriented development surrounding the HART station near the stadium has been taken into account during the development of the Draft EIS for NASED.

Has the EIS that was conducted for the Aloha Stadium rail station been taken into consideration as part of this EIS?

Yes.

Will the public have an opportunity to review and provide comments on the EIS process, the findings and any proposed actions?

Yes. There are mandatory requirements for engaging in public consultation during the preparation of the EIS and periods within the preparation process for public comments to be made, considered and responded to. The first step in the process was the publication of an EISPN and a 30-day comment period that NASED voluntarily extended to 45 days. Comments were reviewed and, in response, there has been consultation with appropriate agencies, citizen groups and concerned individuals. Following the publication of this Draft EIS, there was another comment and review period that was voluntarily extended to 45 days prior to the Final EIS being accepted and approved.

How is the public being kept informed during the EIS process?

Public outreach and consultation are important components of the EIS and master plan processes. Therefore, this website was created to keep the public informed about the project. In addition, ongoing meetings are being held with community groups and key stakeholders to keep them updated on the project’s status. Cultural experts and neighborhood boards are being consulted and asked to provide their feedback. Likewise, input is being solicited from key stakeholders representing business, entertainment, government, media, military, sports, television, tourism, etc. Through outreach and consultation with these groups, informed decisions are being made during the master planning process that address the community’s needs, as well as those of numerous stakeholders.

Have public meetings been held?

There have been several public meetings throughout the course of the EIS process as part of the requirement for public consultation. Details are available on the project website: https://nased.hawaii.gov/meetings-events/

Once the EIS is completed, what are the next steps?

The State is undertaking procurement processes in parallel to the EIS. This is to select developer(s) to design and construct NASED, including the new Aloha Stadium.

As part of these processes, prospective developers will be requested to submit proposed designs for the new multi-use stadium and district.

The most suitable developer(s) will be selected, and they will be required to further progress and then deliver their proposed designs.

How will the NASED project affect the Swap Meet and Marketplace?

The Stadium Authority values the Swap Meet and Marketplace and recognizes that it generates a significant portion of the stadium’s overall revenues. We want the Swap Meet to remain central to the future of the new venue, and accommodations of vendors’ needs will be integrated into the new facility’s programming.

  • The current plan is to keep the Swap Meet and Marketplace in operation while the New Aloha Stadium is being constructed.
  • The Stadium Authority is maintaining ongoing communications with Swap Meet and Marketplace vendors as the NASED planning progresses.
  • A stadium representative attends vendor meetings to provide updates and answer questions.

Stay connected

Sign up for regular project updates, information about how to get involved and follow progress