© 2023 All rights reserved
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
Section last updated May 2023
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 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.
Section last updated May 2023
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 progresses from planning through procurement, design, construction, operation and maintenance, 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, community businesses and workers are utilized on NASED. We expect and have garnered local, national and international 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) developer team.
Minimum standards for engaging and utilizing local, community businesses and workers will be set and we will evaluate proposals from bidders favorably where they can show a clear and contractual commitment to exceed these minimum standards.
If you are interested in doing business with NASED or its developer, please register at https://nased.hawaii.gov/doing-business/.
Section last updated May 2023
What is the purpose of the NASED masterplan?
The NASED masterplan will provide the developer with a programmatic solution to illustrate how NASED may be developed. Rather than dictating to the developer what is required, the NASED masterplan will effectively showcase the desired location of the new multi-purpose stadium within the Hālawa site, along proposed developments (e.g., housing, retail, etc.) and their indicative locations. The developer and its design team 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 developers to freely consider their proposed location. However, as a result of an extensive due diligence process, we were able to identify and determine location A.5 as the most favorable location for the developer to begin constructing the new Aloha Stadium and district.
Please click on the link below to view the flyby video showcasing the original three concept renderings featuring possible amenities that could be included on the NASED site, offering a virtual glimpse into the 98-acre parcel.
https://www.youtube.com/watch?v=Q1lRyiZmRRk&t=5s
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. Click here to view the report. 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, Kapiolani Regional Park, UH (Manoa), and UH (West Oahu). Each of these sites were evaluated against the following criteria:
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 May 2023
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.
From the $400 million appropriated in 2022, approximately $350 million will be provided to the NASED developer as a State contribution to the design and construction of the new Aloha Stadium. Under the State’s proposed plan, the developer would then use its own financing to provide additional funds to provide an enhanced stadium (over and above the value of the State contribution). The developer would develop some or all of the surrounding district (e.g., housing, retail, hotels, etc.). Revenue earned by the developer from these developments and revenue earned from the operation of the stadium would then be used to pay for stadium operations and maintenance, as well as paying back the initial privately financed component.
The remaining $50 million from the 2022 appropriation will be held by the State as a contingency and will be used to fund project management costs.
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 procurement process.
It’s important to note that the State is not responsible for private finance costs or stadium maintenance costs. If other State or federal funding sources become available for infrastructure, the State will retain the right to renegotiate the financial revenue plan to reflect reduced development costs for the developer.
What is the expected cost of the new Aloha Stadium and district?
We are currently projecting a construction cost of approximately $390 million [NTD: ROM 5% 1-yr escalation] 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 new multi-purpose facility.
The main focus for the State is not directly on the construction cost of the stadium. Instead, the State will assess the value proposition based on: the size of the State financial contribution to the project; the extent of the site the developer is entitled to develop; and, the quality and scope of the new Aloha Stadium (i.e., the extent of enhancements over and above the State contribution).
The total cost of the district will ultimately depend on the extent of development that occurs.
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.
What are some of the projected economic impacts of NASED?
NASED is projected to provide significant positive economic impacts to the State of Hawaii and the City and County of Honolulu. These come from the one-off construction activities (i.e., building the district) and from the ongoing operations of the district. NASED is projected to provide (using approximate figures):
Through one-off construction activities:
At full buildout, through ongoing district operations:
How much money has been spent on NASED to date?
Thus far, approximately $25.7 million has been spent on the NASED project. Below is a summary breakdown of NASED funds expended to date:
Section last updated May 2023
What is the schedule for NASED?
The key next step for NASED is to undertake market sounding, where we test and seek to confirm the new procurement model for NASED. We expect to complete this over June and July 2023. Subject to the outcomes of this market sounding, the following is the projected timeline.
We anticipate issuing the Request for Qualifications (RFQ) in fall 2023. This will kickstart a rigorous evaluation process to select and shortlist bidders (Priority-Listed Offerors) to progress into the Request for Proposals (RFP) phase of the procurement process.
We expect to issue the RFP to the Priority-Listed Offerors in 2024. The Priority-Listed Offerors will begin working on their proposals once the 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 proposals and entering into a contract with the successful bidder will take approximately 12 months.
After the successful bidder is awarded, demolition of the existing stadium and the construction of a new Aloha Stadium and district will commence on site in 2025.
Based on these projections, the best estimate for completion is 2028, aligning with the 2028 University of Hawaii 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 market sounding and the selected NASED project 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 May 2023
What is the NASED project?
The NASED project will comprise of the demolition of the existing Aloha Stadium and the design, construction, operation and maintenance of the new multi-use stadium (minimum 25,000 seats) and the development of some or all of the surrounding district (e.g., housing, retail, hotels, etc.).
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. 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, premium facilities such as suites and club seating.
How will the operations and maintenance component of the stadium work?
The operation and maintenance components of the NASED project will require the 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 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 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 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.
Section last updated April 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 Stadium Authority, as well as the impact of construction costs and available funding that changed over time.
Why was the “End of Due Diligence” Concept 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.
Section last updated May 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, Gov. Green found that the former two-project approach, while sensible under the previous funding paradigms, required the state to assume an undesirable amount of risk regarding ongoing funding.
This new approach transfers the responsibility of long-term funding and cost overruns to the private sector, reducing the risk of financial burden on local taxpayers.
How does this new procurement approach work?
The key next step for NASED is to undertake market sounding, where we test, and seek to confirm the new procurement model for NASED. We expect to complete this over June and July 2023. Subject to the outcomes of this market sounding, the following is the projected timeline.
We anticipate issuing the Request for Qualifications (RFQ) in fall 2023. This will kickstart a rigorous evaluation process to select and shortlist bidders (Priority-Listed Offerors) to progress into the Request for Proposals (RFP) phase of the procurement process.
We expect to issue the RFP to the Priority-Listed Offerors in early 2024. The Priority-Listed Offerors will begin working on their proposals once the 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 proposals and entering into a contract with the successful bidder will take approximately 12 months.
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. Other than delivering a new multi-use stadium, the developer will also have the opportunity to develop some or all of the surrounding district into a mixed-use development that aligns with the State’s goals. The revenue generated from this development will help cover the ongoing costs of operating and maintaining the stadium.
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, 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 will select a specialist evaluation committee for the NASED 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 procurement timeframe determined?
The State is responsible for setting the response period for both the RFQ and RFP. These procurement timeframes were 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.
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 will likely lead to challenging issues in contract delivery. Some of the objectives the State is seeking with the anticipated RFP period for the NASED project are:
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.
Section last updated January 2023
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 Hālawa 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 Hawaiʻi 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 includes just one of the many 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 support this concept for NASED.
Section last updated May 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 project developer.
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.
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 has officially closed its doors to the public in February 2023.
Despite the closure of the stadium, the Swap Meet will remain open and operate 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 after it closes its doors, the plan is for the NASED project 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 project developer will have scheduling flexibility regarding the actual timing and sequencing of the demolition; however, it’s expected to take place promptly after the stadium developer is selected by the State.
Section last updated May 2023
When will demolition and construction commence?
We expect demolition and major construction activity to commence in 2025.
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.
Section last updated January 2023
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 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 this plan(s).
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.
Section last updated January 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 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 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.
Section last updated May 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 (EA) or Supplemental EIS’ 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 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/other-ten-publications/
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 are required to accept the EIS?
The accepting agency was 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 Final EIS.
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.
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 were included in the Final EIS, and information on other past oral testimonies were also provided. Data was extrapolated from these sources that provide an unprecedented comprehensive look at the previous cultural resources on this site.
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.
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 developer 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.
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 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 costs necessary to maintain the stadium’s structural integrity, the State of Hawai‘i is working to identify the means by which a new multi-use stadium can be constructed and the Hālawa site transformed into a vibrant, thriving community and 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 conducted the EIS?
The Department of Accounting and General Services (DAGS) administered the EIS. They 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, 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 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 project delivery.
Wilson Okamoto Corporation (WOC), a Hawai‘i-based company, has worked 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 were 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 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 EIS that was conducted for the Aloha Stadium rail station 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, 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/
Section last updated May 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 Hawaii-based geotechnical engineering company, which studied the foundations 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, but 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 developer.
Section last updated August 2022
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 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.
Section last updated August 2022
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 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.
Section last updated February 2023
How will NASED affect the Swap Meet & Marketplace?
The Stadium Authority values the Swap Meet & 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 district, and accommodations of vendors’ needs will be integrated into NASED’s programming.
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.
Section last updated January 2023
Will there be gambling allowed within NASED?
No.
Will there be other prohibited land uses within NASED?
NASED is expected to be 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 mixed-use entertainment district.
© 2023 All rights reserved
