Frequently Asked Questions (FAQs)

Conceptual rendering courtesy of Crawford Architects

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

Section last updated December 2023

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

NASED will be a vibrant, community-centric mixed-use district, anchored by a new sports and entertainment venue, that celebrates Hawaii’s culture and embodies the aloha spirit for the community and visitors alike.

Why does NASED include the community district?

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.”

This still holds true today, and developing the Aloha Stadium lands into a live-work-play-thrive district delivers a range of benefits for the State and its people, including the provision of much-needed housing. Developing the district also provides a key revenue stream that pays for the maintenance of the new Aloha Stadium, ensuring the facility remains safe and marketable for years to come while also avoiding the reliance on frequent State appropriations and the challenges of the previous stadium and other State maintained facilities.

Where is NASED located?

The NASED site is in Hālawa, in central O‘ahu, Hawai‘i. The 98-acre project site is bounded by Moanalua Freeway (H201) to the north, 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 initially be responsible for the procurement and delivery of NASED. 

How will NASED be delivered?

NASED will be delivered via an integrated public-private partnership (P3) project, combining the development of the new Aloha Stadium and some or all of the surrounding district into one unified undertaking.  

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.

How is NASED different from rail?

The City and County of Honolulu’s rail project is quite different from the public-private partnership (P3) being proposed for the construction of a new multi-purpose stadium and the development of a live-work-play-thrive community district. First and foremost, the city’s transit line was originally envisioned as a design-build (DB) project with no private financing. Secondly, discussions about a public-private partnership (P3) for rail involved the final 4.16 miles, but ultimately did not move forward. NASED on the other hand has been envisioned as a public-private partnership (P3) from the very start. Hawai‘i has yet to see a large public works project that was delivered using a true P3 model and NASED plans to be the first!

Community Involvement

Section last updated December 2023

How will the community be involved throughout the procurement process?

Active dialogue and coordination with the community are key to NASED’s success. As the project proceeds from planning through procurement, design, construction, operation and maintenance, the state will continue to engage with multiple constituencies from the local community to ensure their voices are heard and responded to.

Here are several ways the NASED project team plans to keep the community involved throughout the procurement process:

  • Regular updates. Provide regular updates on the progress of the procurement process and any updates to NASED through community meetings and events, monthly newsletters, and the NASED website.

  • During procurement. During the procurement process, the State will hold a community meeting with the shortlisted offerors to ensure they have deep understanding and appreciation of the community’s aspirations, desires, and concerns for NASED.

  • After procurement. The NASED developer will be required to establish and maintain a robust and genuine community engagement program throughout the life of NASED, including during the planning and design process, construction activities, and during operations.

Details of past community meetings and events may be found at https://nased.hawaii.gov/meetings-events/.

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

The State expects that, once selected, the NASED developer will work with local and community businesses and workers throughout all stages of the NASED project. We expect, and have garnered, international, national, and local interest in the delivery of NASED. Many of the traditional goods and services associated with the project will be procured by our (yet to be appointed) NASED developer team.

Minimum standards for engaging with 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 developer, please contact us at https://nased.hawaii.gov/doing-business/.

Section last updated December 2023

What is the purpose of the NASED masterplan?

The NASED masterplan will provide prospective developers with a programmatic solution to illustrate how NASED may be developed. Rather than dictating to the prospective developers what is required, the NASED masterplan will effectively showcase the desired location of the new multi-purpose stadium within the Hālawa site, together with proposed developments (e.g., housing, retail, etc.) and their indicative locations. The prospective developers and their design teams will be encouraged to explore all possibilities within the NASED site, potentially identifying even better outcomes for consideration.

Initially, three stadium location options were presented for the new multi-purpose stadium to allow prospective developers to freely consider their proposed location. However, as a result of an extensive due diligence process, we were able to identify and determine a concept in between options A and B as the most favorable location for the NASED developer to begin constructing the new Aloha Stadium and district.

Attached is a link to a flyby video showcasing a concept renderings featuring possible amenities that could be included on the NASED site, offering a virtual glimpse into the 98-acre parcel.

Please click on the link to view the video.

https://youtu.be/U8RWIBn0cWE

How was the Hālawa 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, Hālawa, Kalaeloa, Kapi‘olani Regional Park, UH (Mānoa), and UH (West O‘ahu). 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 O‘ahu, 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 Hālawa 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?

NASED will be built within the boundaries currently managed by the Stadium Authority. 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, click here.

Section last updated December 2023

What’s the financing plan for 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.

Under the State’s current proposed plan, from the $400 million appropriated in 2022, approximately $350 million will be provided to the NASED developer as a State contribution to the initial design and construction of the new Aloha Stadium and related infrastructure, and the NASED developer would then obtain and use its own separate financing to provide additional funds to provide an enhanced stadium (over and above what could be delivered using only the value of the State contribution). Revenue earned by the NASED developer from these developments and revenue earned from the operation of the stadium would then be used to pay for stadium operations and (including long-term capital maintenance), as well as paying back any private financing obtained by the NASED developer.

The remaining $50 million from the 2022 appropriation will be held by the State as a contingency and to fund procurement and project management costs.

The $20 million of funds appropriated in 2019 were utilized for the planning and project management of NASED, including the development of the EIS and the procurement process.

It’s important to note that the State will not be responsible for private finance costs or stadium operations or maintenance costs. If other city,  state, or federal funding sources become available for infrastructure, the State will retain the right to renegotiate the financial revenue plan to reduce the development costs payable directly by the NASED developer.

How much funding has the State appropriated for NASED?

NASED FUNDING

  • $10 million for planning & site selection
  • $20 million for procurement
  • $350 million general obligation funds for new stadium & associated costs
  • $50 million general funds to be expended on stadium costs for operations, maintenance, and contract costs to developers of the stadium.


From the first two categories, almost all of the $30 million has been spent to date on planning, site selection and procurement. Both the $350 million and $50 million in funds were appropriated in 2022. . Accordingly, the working budget for State funding moving forward for the new stadium and associated costs remains at approximately $400 million.

What is the projected cost of the new Aloha Stadium?

The State is currently preparing an updated financial analysis for the NASED project, which will include an adjusted conceptual design for the new Aloha Stadium. We expect the construction costs for the new stadium to be no more than $400 million in today’s (2023) dollars for the base scope, not including any NASED developer enhancements. This includes the cost of demolishing the existing stadium.

The updated financial analysis contemplates that the NASED developer may provide additional funds so that the stadium may incorporate some enhanced features that would otherwise be unattainable from the State’s resources alone. The NASED developer will also be required to fund the development of improvements in the district surrounding the new stadium and the necessary supporting infrastructure, as the State will not be responsible for funding these elements.

While the construction cost of the new stadium is key area of focus for the State, what is most important to the State is the NASED developer’s value proposition for the entirety of the NASED district based on: the utilization of the State’s financial contribution to the new stadium; the quality of the proposed community district (both as part of the initial development and as part of the total development); and the quality and scope of the new Aloha Stadium (i.e., the extent of enhancements over and above those otherwise afforded by the State’s contribution alone).

Reports of the new Aloha Stadium costing “over a billion dollars” are misleading and simply wrong. While we are not certain of the source of any such reporting, the calculations may come from one of two areas:

  • Including financing, maintenance and lifecycle replacement costs: While financing, maintenance and lifecycle replacement costs are very real costs to be considered when evaluating a project, these are not typically included in the “project costs” of a State-funded project, and those costs are not properly considered State costs as part of the NASED transaction. Such costs will be the responsibility of the NASED developer. The NASED developer will earn and retain the revenues generated from the operation of the new stadium and from the development and leasing of the surrounding area, and the NASED developer will use such amounts to partially fund the financing, maintenance, and lifecycle replacement costs of the stadium. If the revenues generated from such operations and development are insufficient to pay such costs, the NASED developer, not the State, will be responsible for making up any difference.

  • Including district development costs: Previous projections have indicated that there may be over $2 billion of design and construction costs for NASED, but the majority of these costs are for revenue-generating development (e.g., the cost of a hotel or residential towers) related to the district surrounding the stadium, the funding of which will be the NASED developer’s (not the State’s) responsibility. This “more than $2 billion” estimate is an investment in NASED by the NASED developer which is expected to generate significant economic activity in the area, which is rewarding for local companies and the people they employ.


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 development benefits that can be captured as a result of this designation.  The State will encourage prospective developers to consider the use of Opportunity Zones when developing their financing and commercial proposals throughout the procurement process.

What are some of the projected economic impacts of NASED?

NASED is projected to provide significant positive economic impacts to the State of Hawai‘i and the City and County of Honolulu. These come from the one-off construction activities (i.e., building the new Aloha Stadium and developing the district) and from the ongoing operations of the district. NASED is projected to provide (using approximate figures):

Through one-off construction activities:

  • more than $2 billion in construction spending
  • 12,000 construction jobs
  • $0.6 billion in construction wages
  • $65 million in new General Excise Tax (“GET”) revenue


At full buildout, through ongoing district operations:

  • 700 net annual jobs
  • $30 million in net annual wages in O‘ahu
  • $23 million in new GET revenue (per year)
  • $6 million in transient accommodations tax (per year)
  • $17 million in real property tax (per year)


How will the State generate revenue from the approximately 73 acres of land that the surrounding district will occupy?

One of the key features of the RFP is that the State is looking for the NASED developer to leverage future real estate revenue from the site to cover any upfront and ongoing funding shortfalls for the new stadium and supporting district infrastructure. As such, the “return” the State is looking for is a high-quality stadium that is operated and maintained to specified standards. After the projected 30-year term of the stadium operating agreement, the NASED developer will then be responsible for paying the State annual ground rent for the parts of the site it has developed. This is expected to provide steady, long-term revenue streams for the State.

How much money has been spent on NASED to date?

Thus far, approximately $30 million has been spent on the NASED project. Below is a summary breakdown of NASED funds expended to date:

  • Structural Monitoring – $99K
  • Site Selection – $75K
  • Masterplan / EIS – $4.8M
  • Procurement – $25M
Market Sounding

Section last updated December 2023

What is Market Sounding and why is it important?

In May this year, Governor Green announced a “new direction” for NASED. This new approach is relatively unique, so the State conducted a Market Sounding exercise to test the approach with interested parties and prospective offerors. The intent was to get key feedback and refine and confirm the new approach. Not only did this give the state and the market confidence to move forward in the procurement process, but it should also allow for a more efficient process as well.

Market Sounding for NASED comprised of four key elements. First, a webinar was held in June, open to any interested party. This was followed by a Request for Information (RFI) that was published on the NASED website, requesting specific market and industry feedback. After the State considered RFI feedback, it then conducted 1-on-1 meetings with organizations that responded to the RFI. A Market Sounding report was issued August 2023. The report detailed key findings and recommendations arising from the Market Sounding process, with the objective of ensuring that the State can move forward with a marketable project and competitive procurement process.

As part of ongoing efforts for Market Sounding, a second Request for Information (RFI-2) was issued to help refine the procurement process to select a developer. The process concluded with an addendum to the Market Sounding report issued in December.

Participation in the Market Sounding process is not a prerequisite to participate in the future procurement process.

How does this RFP relate to the previous Market Sounding process?

The RFP is a new process, intended to select a NASED Developer to deliver the NASED Project. It is not an extension of the previous Market Sounding, which had the objective of engaging with and soliciting information from the market (e.g., prospective offerors and interested parties) to ensure that the project and its procurement process was marketable and competitive.

What was the outcome of Market Sounding?

Market Sounding was a critical step for the NASED Project. Initial findings highlighted in the Market Sounding Report, published in September 2023, provided valuable insight which will aid in the overall success of the new procurement. The report found that there is market interest in the project; however, there are also concerns regarding NASED’s financial feasibility. A range of other issues and areas of focus or concern were identified, covering matters such as default and termination, operator teaming, site diligence, contractual structure, subsidies, city and legislative risk, State roles, and stadium siting.

A second phase of Market Sounding took place after the publication of the Market Sounding Report, where the NASED team sought to resolve the issues highlighted in the report. This second phase of Market Sounding included the State publishing and inviting feedback on a “conceptual” RFP. It highlighted key elements of the proposed procurement process and was intended to spark discussion and feedback.

Ultimately, the issues highlighted in the Market Sounding Report have been resolved and, the limited number that remain outstanding, have been mitigated to the point where they can be readily resolved through the RFP process with Offerors.

Such an intensive market sounding and engagement process is somewhat atypical for projects like NASED, but given the complexity of the project, this process has proven to be absolutely warranted. It has delivered upon its objectives and improved the RFP.

Do respondents to the previous Market Sounding process automatically get shortlisted?

No. Respondents to the Market Sounding process receive no additional status for the purpose of the RFP. During the initial stage of the RFP, the Qualifications Phase, each initial offeror is invited to submit a response. The State will then select a shortlist of priority-listed offerors to proceed to the next stage, the Proposals Phase.

Schedule

Section last updated December 2023

What is the current status of the project timeline?

With the publication of the RFP, in December 2023, we remain on the schedule announced by Governor Green in May 2023 and we continue to forecast completion of the new stadium in 2028, aligning with the 2028 University of Hawai‘i football season.

What is the schedule for NASED?

The market sounding process has been completed and the Request for Proposals was issued December 14, 2023. This will kickstart a rigorous process to evaluate and shortlist bidders (Priority-Listed Offerors) to progress into the Proposals Phase of the procurement process.

We expect to commence the Proposals Phase with Priority-Listed Offerors in April 2024. The Priority-Listed Offerors will begin working on their proposals . This process, along with the State’s review of the proposals and entering into a contract with the successful bidder is anticipated to take approximately 15 months, concluding in summer 2025.

After the successful bidder is awarded, demolition of the existing stadium and the construction of a new Aloha Stadium and district will commence.

Based on the above, the best estimate for completion of the new stadium is 2028, aligning with the 2028 University of Hawai‘i Football season.

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 NASED and performed additional due diligence to reduce project risk.

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

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 selected NASED developer, who will actually build the new multi-use stadium and district. We will do this validation through the NASED procurement process and will announce the opening date once we have a signed contract with the selected developer.

Section last updated December 2023

What is the NASED project?

The NASED project will consist of the demolition of the existing Aloha Stadium and the design, construction, operation and maintenance of a new multi-use stadium (minimum 25,000 seats) and the development of some or all of the surrounding district with facilities such as housing, retail, and hotels, for example.

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 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. 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 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, facilities such as premium suites, a lounge and loge boxes.

How does the operation and maintenance component of the stadium work?

The operation and maintenance components of the NASED project will require the NASED developer to operate and maintain the facility to defined standards for a period of 30 years. The facility must also be handed back to the State at the end of the 30-year period to defined standards.

What types of development will be constructed in the NASED district?

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 procurement process. Any of these alternative scenarios must still be in alignment with the live-work-play-thrive concept for NASED.

How will the surrounding district be developed in line with the new stadium?

The State expects that there will be an initial tranche of development complete in line with the opening of the new Aloha Stadium. Offerors to the RFP will be required to develop a conceptual site plan that depicts the preliminary mix of uses and their locations, as well as their relationship and orientation to the new stadium. The conceptual site plan must also include preliminary ideas for site circulation and access that will enable successful integration with the new stadium, including pedestrian connection with the new Skyline station.

Will there be gambling allowed within NASED?

No.

Will there be other prohibited land uses within NASED?

NASED is zoned BMX-3, which permits certain land uses such as residential, retail, commercial, offices and schools. However, there are permissible land uses within BMX-3 and other land uses that NASED will prohibit from development, including: gambling; automobile sales and rentals; medical research and labs; self-storage facilities; distribution centers (except for declared emergencies for mass supplies distribution); correctional facilities; and other uses not supporting a vibrant, community-centric mixed-use entertainment district.

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 NASED 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 & Marketplace, high school football, and other local events will continue in NASED.

How will NASED be integrated into the city’s rail project and the nearby Hālawa Station?

Efficient multimodal access to and from NASED is a key objective for the project, not only for the new Aloha Stadium, but for all users of the district.  Seamless, user-friendly connections between the stadium and the new rail station are absolutely critical to achieve this.  

The State’s concept for NASED aims to make the journey to and from the station an enjoyable experience, by advocating for a master planned district that incorporates broad, light-filled connections lined on both sides by a strong retail and entertainment presence, supported by user-friendly connections between the stadium and the new rail station incorporating active, open, community spaces.

What does approval of the Hālawa TOD Special District and zone changes mean for NASED?

Approval of the Hālawa TOD Special District and zone changes more accurately reflect envisioned land uses in and around the Hālawa station as well as help establish and pave the way for implementation of NASED’s vison for a vibrant, community-centric mixed-use district, anchored by a new sports and entertainment venue, that celebrates Hawaii’s culture and embodies the aloha spirit for the community and visitors alike.

One of the most important changes is rezoning from single (R-5) to mixed-use (BMX-3) zoning. This allows for both residential and commercial on the same property, at higher densities and heights, while ensuring future developments are pedestrian-friendly, resulting in more comfortable gathering spaces and connections between the Hālawa station and the NASED site.  In addition, approval of zone changes will provide the NASED developer the unique opportunity to utilize the “community benefits bonus” to both shape growth and development in the Hālawa station area and realize community values and needs. To utilize density and height bonuses community benefits will be required. Examples of community benefits include affordable housing, open space/parks, right-of-way (ROW) improvements, improvements to existing community amenities, or enhancement of pedestrian and multimodal transportation.

Section last updated July 2023

Stadium Program Development

To view the evolution of design concepts and due diligence undertaken for the new Aloha Stadium since 2019, click here.

Why have so many concepts been developed for the new Aloha Stadium?

The development of multiple concepts for the new Aloha Stadium allowed the project team to carefully consider various options and make necessary adjustments to ensure the stadium’s concept design meets the community’s needs and the Stadium Authority’s requirements while remaining financially feasible. This approach ensures that the final result of the project offers the best possible outcome for the community and key stakeholders.

How have concepts for the new Aloha Stadium evolved since 2019?

Each iteration of the stadium’s design was shaped by feedback from various State officials, DAGS, and the Stadium Authority, as well as the impact of construction costs and available funding that changed over time.

Why does the proposed new project delivery approach not include the “End of Due Diligence” Concept previously preferred by DAGS and the Stadium Authority?

The End of Due Diligence Concept provided the optimal stadium that aligned with the financial parameters set by State officials at the time. However, during 2021 and 2022, there was a significant increase in construction costs that impacted the model, requiring it to undergo substantial value engineering and scope reduction.  While this concept is still preferred, additional funding would have to be identified to cover the construction cost increases.

Procurement

Section last updated December 2023

What is the new direction for NASED?

The new direction for NASED involves combining the new Aloha Stadium and the surrounding district into a single public-private-partnership (P3) project.

Why was this new approach adopted?

After months of due diligence, Governor Green found that the former two-project approach, while sensible under the previous funding paradigms, required the State to assume an unacceptable amount of risk regarding ongoing funding.

This new approach seeks to transfer the responsibility of long-term funding and cost overruns to the private sector, minimizing the risk of financial burden on local taxpayers.

How will the stadium portion be managed in this project?

The stadium will be designed, built, operated and maintained through a contract with a developer who will use a combination of State and private funds.

Will the developer have any additional rights in the project?

Yes. In addition to delivering a new multi-use stadium, the developer will also have the opportunity to develop the surrounding district into a mixed-use development that aligns with the State’s goals. The revenue generated from this development will be retained by the developer and will help cover the ongoing costs of operating and maintaining the stadium, as well as repaying any private financing obtained by the developer.

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

Procurement transparency and fairness are central principles of the procurement process established for NASED. While the process does not fall within Chapter 103D of the Hawai‘i Revised Statutes, procurement plans have been developed for each to be broadly consistent 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.

What is the three-stage procurement process?

The three-stage procurement process is intended to result in one or more contract(s) with a single private developer entity to be engaged as a master developer to master plan and deliver NASED.  The process includes:

  • The Qualifications Phase, open to any prospective offeror, with the objective of concluding this phase with up to three priority-listed offerors.
  • The Proposals Phase, open only to priority-listed offerors, with the objective of concluding this phase with one preferred offeror.
  • The Diligence and Discussion Phase, open only to the preferred offeror, with the objective of concluding this phase with executed contract documentation for the Project.


How
will responses for the RFP Qualifications Phase be scored?

Responses will be assessed against the following criteria:

  • Administrative Response (“Acceptable,” “Potentially Acceptable,” or “Unacceptable”)
  • Technical Response:
    • Project Understanding (20 points)
    • Team Structure and Governance (20 points)
    • Experience and Capability (30 points)
    • Financial Capacity (30 points)
  • Information Response (Not Evaluated)


Who
is evaluating the responses?

The State has selected a specialist evaluation committee for the NASED project. This committee is 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 procurement timeframe determined?

The State is responsible for setting the response and proposal periods for the RFP. The procurement timeframes have been determined through a detailed, day-by-day, analysis and scheduling of all key tasks and activities required to deliver a successful procurement process. The procurement timeframes are expected to be discussed as part of the market sounding, which may lead to refinements where such changes would provide a more beneficial outcome to the State. Further, the State reserves the right to modify the procurement process, including the schedule and timeframe for such process, at any time.

What are the benefits of having a longer 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 may lead to challenging issues in contract delivery and ongoing operations. Some of the objectives the State is seeking with the RFP period for the NASED project are:

  • Ensuring that each Priority-Listed Offeror has sufficient time to:
    • Demonstrate that their proposed stadium and district design supports the State’s vision of a live-work-play-thrive district for NASED
    • Develop, and then rationalize, optimize and price – in a highly competitive fashion – the best design, construction, operation, and maintenance methodologies
  • Ensuring the State has sufficient time to:
    • Review and comment upon the draft designs, construction methodologies, and operation and maintenance methodologies of each Priority-Listed Offeror.
    • 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 document.

All of this is designed to get the best combination of price, additional scope for the Aloha Stadium, and future flexibility of uses within the district 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 extra time in planning at the onset saves us exponentially more time and money in execution.

Housing

Section last updated December 2023

How many residential units will the surrounding district include?

Current projections are for 4,500 residential units on site, comprising a mix of affordable, workforce and premium units. We project that “for rent” apartments and “leasehold condos” will be available. 

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 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 income ceilings 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 Hālawa site not planned to be 100% affordable housing?

The vision for NASED is for a vibrant, community-centric mixed-use district, anchored by a new sports and entertainment venue, that celebrates Hawaii’s culture and embodies the aloha spirit for the community and visitors alike. 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 Hawai‘i residents and expect a sensible amount of affordable housing on our site. Being on the Skyline, with a station on our doorstep, we have an excellent opportunity for housing density via transit-oriented development.  However, the Hālawa Station on the NASED site is just one of the 19 stations and more future opportunities for transit-oriented developments (with significant housing components) exist along the Skyline. In keeping with the City and County of Honolulu’s and the Hawai‘i Interagency Council for 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 support this concept for NASED.

Existing Stadium

Section last updated December 2023

When will the existing stadium be demolished?

The timing of the demolition of the existing Aloha Stadium will be a decision for the NASED developer.

How did the State arrive at the decision to close/decommission the stadium?

The existing Aloha Stadium has considerable structural damage and other maintenance and safety related 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.

Where will UH play their football games?

The University of Hawai‘i will continue to play their home football games at T.C. Ching Field on the UH Mānoa 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 school 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.

What is happening with the existing Aloha Stadium?

The stadium facility has been in dire need of significant repair and maintenance for many years. To ensure public safety, the Stadium Authority discontinued the use of Aloha Stadium for spectator events in December 2020. While some non-spectator events have occurred since then, the stadium officially closed its doors to the public in February 2023.

Despite the closure of the stadium, events such as the Show Aloha Land Holiday Wonderland Light Show, Halloween Haunted Drive-Through, and music concerts continue to be hosted on the grounds of the stadium site. Further information on upcoming events can be found by clicking on the link provided here: Aloha Stadium | Events

The Swap Meet also remains open and operating as usual. Further information on the Swap Meet can be found by clicking on the link provided here: Aloha Stadium | Swap Meet & Marketplace.

The existing Aloha Stadium will eventually be demolished to make way for the new stadium. While some may be eager to see the existing stadium demolished immediately, the plan is for the NASED developer to undertake the demolition. Not only will this be most financially efficient, it also ensures materials from the existing stadium will be reused as much as possible in the construction of a new multi-purpose stadium.

The NASED developer will have scheduling flexibility regarding the actual timing and sequencing of the demolition; however, it’s expected to take place promptly after the NASED developer is selected by the state.

Construction

Section last updated December 2023

When will demolition and construction commence?

We expect demolition and major construction activity to commence in late 2025.

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

Each contractor and the NASED 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

Section last updated July 2023

Have the cultural descendants for the Hālawa ahupua‘a been consulted, 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 site area are included in the Final 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.

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

The Final 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 the plan(s).

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

The Final 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 the EIS.

Utilities

Section last updated August 2022

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

Section last updated July 2023

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 NASED 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 additional 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 expected to increase from what it is today. The NASED project developer will be required to undertake detailed traffic modeling and to address the impacts of traffic in accordance with State and County regulations.

Environmental Impact Statement (EIS)

Section last updated December 2023

What was the EIS process for NASED?

The EIS for NASED is a “programmatic” EIS that was 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 (EISPN) for NASED. This was published in the Environmental Review Program 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 covered matters such as: archaeological, cultural, flora and fauna, geotechnical, noise, engineering, hazardous materials, traffic, and economic considerations.

The Office of the Governor accepted the Final EIS on September 13, 2022.  The Environmental Review Program (ERP) published this determination on September 23, 2022, commencing a 60-day judicial challenge period. The 60-day judicial challenge period concluded on November 22, 2022 with no challenges received. 

If further Environmental Assessments or Supplemental Environmental Impact Statements are required after the finalization of the EIS, this will be the responsibility of the NASED developer 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 the 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 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 ERP’s Online Library of EA’s and EIS’s in the link below.

https://planning.hawaii.gov/erp/ea-and-eis-new-rules/

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

The Final EIS was published on September 23, 2022 and can be found in the link below.

https://files.hawaii.gov/dbedt/erp/The_Environmental_Notice/2022-09-23-TEN.pdf  

Which government agencies were required to accept the EIS?

The accepting agency was the Office of the Governor.

What studies informed the EIS?

A comprehensive set of studies were undertaken which informed 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 Final 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 Final EIS identify any major concerns that could impact the project vision, scale, budget, financial feasibility or timeline?

The Final EIS did 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 Final EIS was conducted, were nearby projects such as the Honolulu Rail Transit Project factored into the overall assessment?

The Final EIS, within its scope, considered 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.  taken into account?

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

Did the Final 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 project 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  NASED developer 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.

Did the Final 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 was an EIS prepared?

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

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 conducted the EIS?

The Department of Accounting and General Services (DAGS) administered the EIS. They contracted Crawford Architects (Crawford), 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, worked with Crawford, directly overseeing the EIS process. Several Hawai‘i-based subcontractors have also worked with Crawford to complete the EIS.

How was the company that conducted the EIS selected?

DAGS issued a solicitation for 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 government agencies were involved in the EIS process?

Hawai‘i’s environmental review process was 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 was the Office of the Governor. Other county, State, and Federal agencies were 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 was involved in the EIS process?

At a minimum, the EIS process involved: 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.

Did the EIS consider 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 did the EIS and master plan cost?

The EIS and master plan cost approximately $5 million.

Where did the funds for the EIS and master plan come from?

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

Did the EIS take into account the purported effects of climate change?

Yes. Changes in the State statute that regulate the preparation of an EIS take into account sea level rise and greenhouse gas emissions. These have been considered in the Final 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 was taken into account during the development of the Final EIS for NASED.

Has the Aloha Stadium rail station EIS been taken into consideration as part of this Final EIS?

Yes.

Did 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 the Draft EIS, there was another comment and review period that was voluntarily extended to 45 days prior to issuing the Final EIS. The Final EIS was accepted and published on September 23, 2022, kicking-off a 60-day judicial challenge period. The 60-day judicial challenge period concluded on November 22, 2022 with no challenges received. 

How was 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, meetings with community groups and key stakeholders that were vital to the EIS process continue today to keep them updated on the project’s status. Cultural experts, community associations, 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/

Geotechnical

Section last updated July 2023

Are there any concerns with the soil or other geotechnical issues with the site?

The EIS includes a Preliminary Geotechnical Engineering Exploration, undertaken by Geolabs, a Hawai‘i-based geotechnical engineering company, which studied the foundation conditions at the NASED site via field exploration, borings and other geologic information. The report (included in Volume 3 of the EIS) states that the geotechnical conditions of the site are highly variable, and notes that in the most geotechnically challenging areas (the southern portion of the site), new structures would likely require a deep foundation support system. The report also notes that further engineering would be required once the actual design of buildings is being developed.  These findings do not cause a concern for the NASED team as these issues and the recommendations for dealing with them are consistent for a project of this nature at this stage and should be able to be readily dealt with by the NASED developers. 

Ownership, Governance and Management

Section last updated July 2023

Will the State retain ownership of the NASED land?

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

For the real estate developments, the State will retain 100% ownership of the land. However, during the lease periods, the developer will own the buildings.

Will the existing Aloha Stadium staff be terminated?

The Stadium Authority has been forced to operate with limited 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.

Operations and Events

Section last updated December 2023

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.

Have any sports leagues expressed interest in the new multi-use stadium?

Yes, the United Soccer League (USL) as well as Major League Rugby (MLR) have expressed interest in making NASED the home of new teams. In addition, the multi-use stadium is expected to host concerts and other attractions that cannot be accommodated within O‘ahu’s existing facilities.

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 parking lot events such as the 50th State Fair.

However, when fully built out, NASED will have 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.

Swap Meet

Section last updated December 2023

How will NASED affect the Swap Meet & Marketplace?

The Stadium Authority values the Swap Meet & Marketplace as a key feature of NASED as a community district. We want the Swap Meet to remain central to the future of the district, and accommodations of vendors’ needs will be integrated into NASED’s programming. During the RFP, offerors will be envisioning how to incorporate the Swap Meet into their designs as it will remain a key piece of a vibrant entertainment district.

  • The Swap Meet & Marketplace will continue to operate while the new Aloha Stadium is being constructed.

  • The Stadium Authority is maintaining ongoing communications with Swap Meet & Marketplace vendors as the NASED planning progresses.

  • A stadium representative attends vendor meetings to provide updates and answer questions.

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