ALOHA STADIUM Planning For A New Stadium & Site Redevelopment D.A.G.S. Job No. 12-10-0862 Phase I Final FEBRUARY 15, 2019 TABLE OF CONTENTS 1. Executive Summary 2. Reference Data Maps of Honolulu a. Population Density Map b. Land Ownership Map c. Hazard Zones Map d. Incentive Zones Map e. Income and Employment Map f. Transportation Map 3. Site Selection Process a. Map of Proposed Sites b. Site Selection Matrix c. Desktop Reviews d. The Workbook 4. Summary of Site Evaluation 5. Proposed Sites for Analysis a. Halawa Site i. Halawa Site Description ii. Halawa Site Isochrone & Site Map iii. Halawa Site Visit Pros & Cons iv. Halawa Test Fits v. Halawa Site Analysis c. University of Hawaii At West Oahu i. West Oahu Site Description ii. West Oahu Site Isochrone & Site Map iii. West Oahu Site Visit Pros & Cons iv. West Oahu Test Fits v. West Oahu Site Analysis d. Ala Wai Golf Course i. Ala Wai Site Description ii. Ala Wai Site Isochrone & Site Map iii. Ala Wai Site Visit Pros & Cons iv. Ala Wai Test Fits v. Ala Wai Site Analysis e. Kapiolani Regional Park i. Kapiolani Site Description ii. Kapiolani Site Isochrone & Site Map iii. Kapiolani Site Visit Pros & Cons iv. Kapiolani Test Fits v. Kapiolani Site Analysis f. Kalaeloa Airport i. Kalaeloa Site Description ii. Kalaeloa Site Isochrone & Site Map iii. Kalaeloa Site Visit Pros & Cons iv. Kalaeloa Test Fits v. Kalaeloa Site Analysis 6. Summary and Recommendation a. Comparative Matrix b. University of Hawaii At Manoa i. Manoa Site Description ii. Manoa Site Isochrone & Site Map iii. Manoa Site Visit Pros & Cons iv. Manoa Test Fits v. Manoa Site Analysis 2 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 3 1. EXECUTIVE SUMMARY EXECUTIVE SUMMARY At the request of the State of Hawaii DAGS, the Aloha Stadium: Planning for a New Stadium & Site Redevelopment Team (henceforth the Development Design Team) has undertaken a study analyzing the relative merits and drawbacks of the current Halawa site against a range alternative site options. The study considers a wide range of measures, including site access, transit connections, regional demographic and development opportunities and incentives. Based on a high-level survey, six potential sites were analyzed in detail: a. The Halawa Site (existing Aloha Stadium site) b. The University of Hawaii at Manoa c. The University of Hawaii at West Oahu d. The Ala Wai Golf Course e. Kapiolani Regional Park f. The Kalaeloa Airport This Aloha Stadium: Planning for a New Stadium & Site Redevelopment report is a catalogue of the process of selecting the sites chosen for evaluation, a repository of the information used to evaluate the sites, a record of the interaction with DAGS and the Stadium Authority and a summary of the numerical ranking of sites in conclusion. The study has concluded and it is the recommendation of the Development Design Team that the Halawa Site is the most appropriate, viable and development-ready site for a new 35,000 seat stadium and ancillary surrounding development. This report and its resulting recommendation sets the stage for the ongoing master planning effort and preliminary economic analysis of the Halawa site for a new Stadium & Site Redevelopment. The key element of the next portion of this current phase of work is to undertake preliminary master planning for the Halawa site. The alternative site analysis work that this report now concludes will feed into the requirements for the Environmental Impact Study (EIS) which mandates that alternative sites be considered for a new stadium, not simply an analysis of the current or preferred site as a foregone conclusion. The EIS and associated analyses will be undertaken by the Development Design Team in a subsequent phase at the conclusion of this current work effort. 4 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 5 2. REFERENCE DATA MAPS OF HONOLULU REFERENCE DATA MAPS OF HONOLULU Reference data maps were developed from various data sources, including the US Census Bureau, the County of Honolulu and the State of Hawaii. They were generated using QGIS software and broken into the following categories for evaluation: • Population Density • Land Ownership • Hazard Zones • Incentive Zones • Income & Employment • Transportation These categories form a basis for evaluation of each of the proposed sites individually and comparatively. The reference maps are confined to the south side of the island, specifically centers on downtown Honolulu, Waikiki and Oahu. The reference maps served as a base for initial site selection. 6 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 7 Population Density Population density is shown as it currently exists in the referenced areas. It does not take into account future growth. The areas of the most dense population are located between the airport and Waikiki, north of downtown Honolulu. Population density can be used in different ways for evaluation. Areas of dense population can be seen as good locations for development, with many user groups located nearby, while areas of sparse population could be seen as prime spots for future growth. Key 8 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 9 Land Ownership Existing land ownership for this project is a significant factor in site selection. Land that is already owned/controlled by the State of Hawaii will be much easier to utilize vs. land that would need to be purchased/acquired. The design team also wanted to be careful to not consider any land that is to be preserved as natural preserves. Key 10 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 11 Hazard Zones Oahu’s position as an island in the Pacific leaves it open to several hazards unique to the State of Hawaii, and not the rest of the mainland. These hazards were taken into consideration when selecting a site. The shoreline of Oahu and inward up to ½-mile in certain areas falls into a tsunami hazard zone and extreme tsunami hazard zone. Additionally these areas fall under flood risk in extreme weather. An additional consideration was research into a general sea level rise due to changes in climate. These hazards all play a part in considering whether or not to locate a potential development in these areas, but don’t completely rule out sites near the ocean. Hazards can be addressed, land can be elevated and potential hazard zones can become viable. Key 12 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 13 Development Incentive Zones There are two geographically-defined incentive programs covering portions of Oahu, which could help to offset development costs on covered sites: Enterprise Zones and Opportunity Zones. The Enterprise Zones were created by the State of Hawaii to help stimulate certain types of business activity and increase employment in targeted areas of the state. It is intended to bring business and opportunity to less affluent areas. The Opportunity Zones were created by the Federal Tax Cuts and Jobs Act in order to provide incentives for investors to reinvest unrealized capital gains into Opportunity Funds in exchange for temporary tax deferral and other benefits. The Opportunity Funds will then be used to provide investment capital in certain low income communities. Key 14 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 15 Income & Employment Income and employment were both considerations in determining locations for this potential project development. Areas of high income are seen as areas with significant potential disposable income to be used at events and in the commercial areas. More important, areas of low income and low employment are seen as locations that could significantly benefit from this development with job opportunities that could be created in the immediate area. Key 16 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 17 Major Transit Routes The density of Honolulu offers challenges to certain particular areas for development. Transportation infrastructure would need to be built or improved in order to meet the demand of a stadium development. Searching for sites with existing highway access for visitors and close proximity to the harbor and airport, for shipping of event materials was an important consideration in locating site possibilities. Additionally, the HART line, currently under construction was a major consideration as it has the capability of bringing large numbers of visitors to stadium events without increasing demand on already busy highways, and can reduce parking requirements for a stadium. Key 18 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 19 Map of Initial 18 Sites for Analysis 01. AALA PARK 02. ALA MOANA 03. ALA WAI GOLF COURSE 3. SITE SELECTION PROCESS 04. HALAWA 05. HONOLULU STADIUM PARK 06. KALAELOA UNDER RUNWAY 07. KALAELOA 08. KAALOI GULCH 09. KAPIOLANI REGIONAL PARK SITE SELECTION PROCESS In order to meet the requirements set by the State of Hawaii DAGS to evaluate additional sites around Honolulu, along with the existing Halawa Site for its viability in locating the new Aloha Stadium Development, the Development Design Team began the process of selection with a clean slate. In order to give a fair evaluation of every possible site and treat all sites equally, Oahu was evaluated with no preconceived notions about where is the best location. The team embarked on the process treating all possible locations equally. 10. KAPOLEI 11. KAWANUI PARK 12. KOKO HEAD RANGE 13. UNIVERSITY OF HAWAII AT MANOA 14. SAND ISLAND 15. WAIPAHU 16. WAIPIO PENINSULA 17. WAIPIO 18. UNIVERSITY OF HAWAII AT WEST OAHU The first step in the process of selecting a site was to analyze all available data pertaining to the island of Oahu. Reference maps were overlaid with data showing population density, open land, hazard zones, development and incentive zones, relative income areas, transportation maps and maps showing land ownership. These maps were then analyzed for possible locations. Initial criteria in finding these locations was to find possible sites in areas that had enough open land to construct the Stadium Authority’s desired stadium capacity footprint and also to find land that would be fairly easily acquirable, meaning that it should already be owned or controlled by the State of Hawaii. This initial search led the team to eighteen (18) potential sites around Oahu and Honolulu. The initial site selection process was then a quick review of these 18 sites, to narrow the field down to a more reasonable number of sites for evaluation. Looking more closely at these sites, the Development Design Team eliminated half (9) of the sites due to remoteness of location and poor access, projected difficulties in acquiring the sites, complex terrain for construction or in simple comparisons to other sites that were located nearby. Next the analysis was a slightly more in-depth review of the particular sites chosen. This was called the “desktop review.” Sites were seen as potential sites for development and simple stadium diagrams were laid out on the sites to check for viability. After this process, 3 additional sites were eliminated from the process: The Sand Island Site, the Ala Moana Site and the Honolulu Stadium Park Site. Key This process of elimination left the Development Design Team with 6 sites for full evaluation: 1. Halawa 2. University of Hawaii at Manoa 3. University of Hawaii at West Oahu 4. Ala Wai Golf Course 5. Kapiolani Regional Park 6. Kalaeloa Airport Full evaluation of the six (6) sites included the following: • The creation of an evaluation Isochrone to gather specific data pertaining to each of the individual sites. • An in-person visit by the Development Design Team to each of the sites to photograph and catalog the existing conditions, conduct a visual inspection of the site and put forth initial thoughts on development pros and cons. • Development diagrams and test fits, to understand how the stadium and potential other development pieces could fit on the site. • The creation of an evaluation matrix (outlined subsequently in this book) broken into four (4) categories and multiple sub-categories that were discussed and ranked and debated amongst the Development Design Team to reach a numerical ranking of each of the sites. • Conversation 3 presented the 6 sites to the Client Group for their initial thoughts and comments. • Conversation 4 dealt specifically with the future Aloha Stadium itself, and was used in further determining the size and types of events that might be held there in the future, as well as initial ideas on what vision the Client Group might have for its aesthetic. • Conversation 5 was a wrap-up conversation and a time to let the Client Group imagine what the completed project would mean to the State of Hawaii and City of Honolulu. At the end at the end of this process, the Development Design Team reached its conclusion on which site to recommend to the State of Hawaii DAGS and the Stadium Authority. During the course of the site evaluation process, the Development Design Team prepared a workbook and met with DAGS and with the Stadium Authority (Client Group) to review the progress and collaborate on the site analysis. The workbooks were distributed to the Client Group and filled out individually by each of the members. They were used to promote conversation about the project in 5 ways: • Conversation 1 sought to identify what the key elements that make Hawaii such a unique and special place and to help determine what is important to the people of Hawaii. This background information is critical in evaluating site options. • Conversation 2 sought to define the site evaluation criteria. The Development Design Team prepared a preliminary site evaluation matrix, which was reviewed and modified to the final version contained in this book, using input from the Client Group. ELIMINATED AT THE OUTSET ELIMINATED AFTER INITIAL EVALUATION 20 RETAINED FOR DETAILED ANALYSIS ALOHA STADIUM ALTERNATIVE SITE EVALUATION 21 18 INITIAL SITE LOCATIONS 1. AALA PARK 2. ALA MOANA 9 DESKTOP REVIEWS 3. ALA WAI GOLF COURSE 2. ALA MOANA 4. HALAWA 7. KALAELOA 8. KALOI GULCH 4. HALAWA 3. ALA WAI GOLF COURSE 4. HALAWA 6. KALAELOA 9. KAPIOLANI REGIONAL PARK 13. U OF H AT MANOA 18. U OF H AT WEST OAHU 9. KAPIOLANI REGIONAL PARK 11. KAWANUI PARK 12. KOKO HEAD RANGE 13. U OF H AT MANOA 14. SAND ISLAND 15. WAIPAHU 17. WAIPIO 3. ALA WAI GOLF COURSE 6. KALAELOA UNDER RUNWAY 10. KAPOLEI 16. WAIPIO PENINSULA 22 5. HONOLULU STADIUM PARK 6 SITES FOR EVALUATION 5. HONOLULU STADIUM PARK 6. KALAELOA 9. KAPIOLANI REGIONAL PARK 13. U OF H AT MANOA 14. SAND ISLAND 18. U OF H AT WEST OAHU 18. U OF H AT WEST OAHU ALOHA STADIUM ALTERNATIVE SITE EVALUATION 23 Desktop Reviews of Sites Excluded From Final Group 24 2. ALA MOANA 5. HONOLULU STADIUM PARK 14. SAND ISLAND Ala Moana Park is located between downtown Honolulu and Waikiki, just to the south of the Ala Moana Shopping Center. It is a recreational park and public beach offering swimming, picnicking, tennis courts, a yacht club and walking/biking trails. A stadium development could fit nicely in the area right near the public beach and the Magic Island Lagoon, but would likely divide the park in two. The location, in conjunction with the Ala Moana Shopping Center is the eastern terminus for the HART line. Parking could also be shared with the Ala Moana Shopping Center. Honolulu Stadium Park is located on King Street in the Mo’Ili’ili district of Honolulu. The park was the original home of the Honolulu stadium which opened in 1926, featured 25,000 seats and hosted numerous events and concerts before it was finally demolished in 1976 after the completion of Aloha Stadium. The location is now a neighborhood park featuring walking paths, play areas and picnic areas. The Park is a short walk from the University of Hawaii at Manoa, and was once home to Rainbow Warriors football team. Sand Island is an industrial area owned by the State of Hawaii. Portions of the island have been converted in to a beach front camping and recreation area. While much of the remainder is given over to private use, the property is held by the state. The 73 contiguous acres of the island not given include the Honolulu Harbor, the Coast Guard and the city wastewater treatment plant which are bounded by Sand Island Parkway. While the Ala Moana location seems like it could be ideal for a stadium, it would eliminate a significant and highly used parkland from the City of Honolulu. The site is squarely located in multiple tsunami and seal level rise hazard zones. Additionally, the City of Honolulu has already embarked on numerous additions and improvements to the park, due to be completed by 2025. While the idea of rebuilding a stadium on the site of the original Honolulu Stadium would be interesting, the site as it exists if far too small for the stadium requirements and would necessitate the purchasing and demolition of numerous homes, businesses and other buildings to create the necessary space. It also has no parking available and is not near any of the proposed HART stations. ALOHA STADIUM ALTERNATIVE SITE EVALUATION While Sand Island is geographically proximate to urban Honolulu, it is quite isolated from a transportation perspective. Only the Lt. John R. Slattery Bridge connects Sand Island back to the city and H1 via the Sand Island Access Road. This bottleneck greatly reduces the coverage of the Sand Island 10-minute isochrones, meaning that only 173,100 residents of Oahu live within a 10-minute drive of the site. Combined with complete lack of bus and HART access, this makes Sand Island one of the least accessible sites in the study (second only to Kalaeloa) and with very few options to remediate the issue without negatively impacting harbor operations. 25 The Workbook For this effort, the Client Group, comprised of representatives from DAGS and the Stadium Authority, were requested to respond to a pre-prepared workbook designed to prompt opinions about the nature and history of Hawaii, the goals of the project, the criteria used in evaluating the potential sites and the memories of and future uses of the stadium. The following section is a consolidation of the Client Group’s responses to that workbook. Everyone’s opinions have been catalogued on each page and used by the Design Development team both in preparation of the analysis matrixes and the understanding of the importance of the project and the evaluation of each of the sites. The responses and comments are written in green throughout the book. It is important to note that the collected comments are those of the Client Group only and not the Design Development Team. These comments and opinions were then used by the Design Development Team along with their own opinions in the site selection process. 5 THE RESULTS TALKING POINTS Aloha Stadium Site Workbook hawaii & the project INDEX s i t e e va l u at i o n c r i t e r i a the sites t h e s ta d i u m conclusion 26 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 1 2 3 4 5 27 hawaii & the project 1 Questions About the Project 2. What, if anything, can this project provide that the State of Hawaii doesn’t already have? Questions About the Project Reduced maintenance costs + versatile facility » A large enough venue to accommodate mid-larger scale events that would not compete with other existing venues » A facility that can host multiple sports events while being flexible & have the capacity to also be active and host events 365 days a year. What it includes a broad definition of activities. » A workable, safe, money maker project » Safe, modern & economic facility » Major destination for all who visit the state of Hawaii » State of the art venue that can host various events » A multi-use stadium property which will be source of pride for the community and garner more entertainment uses Questions About the Project 1. What, in your opinion, is the ultimate goal for this project? 28 » 3. At the end of this project, how will you measure success? » Provide a stadium facility at best value to the taxpayer » Self-sustaining venue that is operational year-round » A self-sustaining, centralized entertainment center that would be a highlighted location with consideration given to transportation, revenue generating opportunities, other entertainment venues, island-wide » We would have feasible plans to implement sustainable development of the ultimate goal facility » To provide a new destination facility for sports/entertainment to serve the community of the state of Hawaii. The facility should be sustainable and feasible » Usage of project, monies spend to get the project doing, time spent to get the project going » Popularity for use by Hawaii, economically viable » To decide a “location”, to decide to “build new” or remodel existing structure » Completion of a new facility/stadium » Provide safe, viable sports/entertainment facility for use by the people of Hawaii » Stadium that has events throughout the year that will generate revenue for the state » Two major anchor tenants (transit station/new stadium) on property with ancillary development in between. Create a sport /entertainment facility that is also for the community. » Similar to question #2, new multi-use stadium that will take into account future uses in a central location » New stadium » A stadium with vibrant surrounding uses that will be a gathering place for recreational uses including sports, entertainment, shopping and other uses that can generate revenue to sustain the use and promote TOD ALOHA STADIUM ALTERNATIVE SITE EVALUATION 29 Questions About the Project Questions About Hawaii 4. What is something uniquely Hawaiian that you would like to see reflected in this project? » The open, Aloha Airport and sense of welcome, with respect for all local cultures and partnerships of the environment » Hawaii in Name; Hawaiian sports + entertainment HOF » Architecture should reflect Hawaiian culture / environment » View and connection of water and Pearl Harbor in a place central to the island. Also tribute to Native Hawaiian culture Mark 3 that best describe a vision of Hawaii in your mind. 5 5 5 5 4 4 2 1 Questions About the Project 5. Mauka or Makai? 30 » In between. Hawaii’s “Ahupua’a” flow Mauka to Makai. » Both » Represent both » Makai » Closer to Makai s i t e e va l u at i o n c r i t e r i a ALOHA STADIUM ALTERNATIVE SITE EVALUATION 2 31 Proximity Transit & Infrastructure What elements are most important for the site to have nearby? (Check 3. Add if necessary.) Rate the importance of the following site access methods: (Rate them 1–5, with 1 being the most important). 9 6 2 2 HART The Airport 1 Convention Center Waikiki • • Blaisdell Center Police Department 2 3 1 2 3 4 5 road / highway access 1.4 HART access 2.1 1 University of Hawaii Pearl Harbor Hospital Downtown Diamond Head bus access 2.7 pedestrian & bicycle access 3.3 boat access 4.6 freeways access to all parts of island H-1, H-2, H-3 Other Land & Environment Community & Demographics What site features are most important for building development? (Mark 3. Add if necessary.) Which communities or groups should benefit most from this development? (Mark 1. Add if necessary.) 9 7 4 2 2 32 3 environmentally sound ample land area 3 3 2 1 Other: » accessible transportation to/from » water/sewer availability » access to trade winds (natural ventilization since no A/C) » low barriers to development hazard-free gentle slope some tree cover ALOHA STADIUM ALTERNATIVE SITE EVALUATION impoverished communities student communities tourist communities Other: » accessible transportation to/from » water/sewer availability » access to trade winds (natural ventilization since no A/C) » low barriers to development business communities wealthy communities 33 Development Costs Amenities What element of developing the site could have the biggest negative impact on choosing a site? In addition to the stadium, what amenities would you like to see most as part of this development? (Mark as many as you want. Add if necessary.) 6 2 1 infrastructure costs 8 Other: » community/impact (noise, traffic, lights, environmental issues) » community opposition, timing to complete project complexity existing zoning land acquisition 7 7 hotel 6 6 5 4 4 car parking lack of development incentives 7 restaurants great flexible plaza retail offices outdoor entertainment venue exhibition space 7 community marketplace (swap meet) 6 black box performance venue • • children play area ability to tailgare residential Community Reception How important is it that the stadium receives support in the form of the following? (Rate them 1–5, with 1 being the most important). 1 2 3 4 5 economic feasibility 1.1 Other: » domestic & international tourists » new user groups user groups 2 community acceptance 2.1 the sites political viability 3.5 3 if other, please specify 5 34 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 35 Halawa University Of Hawaii, Manoa 36 Con Pro University Of Hawaii, West Oahu Pro Con » centrally located » opportunity lost » student participation » away from current population center » centralized location, rail transit station » need improved freeway on/off ramps » vast land area » not centrally located » lots of space, transportation access means (3 highways / 1 rail), proximity to Pearl Harbor, central location for whole island » traffic mess, falling apart » potential large land area, near rail » » facility stadium has to operate during construction » land available? windward/east Honolulu residents will not travel here » large land area, transit » » large size site to development, on campus, multiple HART stops too far for many parts of the island where people live » lack of water/sewer » undeveloped so lots of potential » one way in one way out » roadway in/out, lots of land » distance from population (far) » large land area » far from most users groups » future growth of population » infrastructure, away from population center / isolated to one side of island » distance from Waikiki » people are used to the present site » proper zoning, adequate water/sewer, transit stop, highway confluence (west, east, windward), share parking with other development, large open + cleared area, close to airport » one of the largest state owned properties. Site is centrally located. » large site accessible (transportation) » central location, TOD/rail, size of property for development related to stadium entertainment » central location with access to all major freeways, large site » existing, known to public Pro » roadways in/out » lack infrastructure to maximize development » student accessibility (UH) Con Ala Wai Golf Course Pro Con » student life, participation » community opportunity » nearby communities, close to UH » golfers lose » close to Waikiki » » close to Waikiki » flood zone potential » close to Waikiki, students @ Manoa space limitations, not conducive to all areas of island land area » mostly benefits the U of H » land available, convenient for access (access, disruption to community), flooding, displaces golfers » close to school land-locked, bad freeway access, no near time plans for trail, bad traffic during events » » » close to populated area » campus bad traffic mess, can they (U of H) afford + maintain the project » » » » » close to other venues » » close to students » close to Waikiki road access, water/sewer lack, flooding, popular golf course, no HART » lack of water/sewer, lack of road access, disturbance of existing residents, no HART lodging + hotels, community support (near Waikiki) near the water with possible entertainment in future » pretty view, more room for development » traffic in/out, small site, limitation of surface streets large area, near Waikiki / commercial center traffic in/out, surface streets, distance to H1 student access, close to Waikiki, amenities (restaurants close by) » » » lack of property to expand sports complex, partially developed already will be evacuation zone, re-zoning near university » » » » » » long time to development, zoning, roadways in/out, lack of development in surrounding area existing amenities, restaurants and entertainment same issue with UH, too close to Waikiki, expensive land » site access limited, sea level rise? » existing use Golf Course » size restricted, infrastructure (transportation) » traffic ALOHA STADIUM ALTERNATIVE SITE EVALUATION 37 Kapiolani Regional Park Sand Island 38 Pro Con Kalaeloa Airport Pro Con » nearby communities » community opposition » abundant land » far from current population center » close to Waikiki » » land area is sufficient to meet needs » not centrally located » land area does not have ingress/egress to accommodate stadium land area » large open area » large area » proximity, close to Manoa campus access & potential for future access, much beloved greenspace, sea level rise » » » close to Waikiki takes away for current events, green space will be “less” growing community » » » remote, may be restricted by air development requirements, access by rail, windward/east Honolulu will not travel here » far from Honolulu » too far! » closer than Halawa is to most user groups » » land available » water/sewer, floody, flight path restriction, no HART » near Waikiki, large land area bad access, no HART, the Trust does not allow profit » land area » location – for most » close to Waikiki » vicinity to airport, development restrictions » too far, roadways in/out, not on rail line, not a viable option » infrastructure, FAA height restrictions? » infrastructure Pro » access » traffic in/out, far from H1 » not a good idea, takes away from a much loved park, should not be an option » limited access, sea level rise? » restriction in operations of stadium (noise) Con » spur improvement of the area » access » location is centrally located » limited ingress/egress » large area » » not residential industrial area, displaces businesses, more suited for harbor function, no future rail access » industrial land » » large land area bad, traffic access is BAD!, near water so possible encroachments » available land » remote, no HART, water/sewer?, better used as shipping seaport, flooding? » road access transportation, ingress/egress challenges, will be in evacuative zone » one access in/out » far from everything and difficult in/out, not a viable option » displacement of industrial infrastructure, sea level rise?, constricted site access » rising sea levels t h e s ta d i u m ALOHA STADIUM ALTERNATIVE SITE EVALUATION 4 39 Stadium Events Stadium Aesthetic What events would you most like to see in a new stadium? (Mark as many as you want.) What aesthetic look can you picture in your mind for a new stadium? (Mark as many as you want.) 10 9 University of Hawaii Rainbow Warriors Football 8 NFL Pro Bowl 4 7 Rugby Match 4 X-Games 40 Major Stadium Concert CrossFit Games 8 Professional or International Soccer Match 6 University of Hawaii Women’s Soccer 3 6 6 4 3 College Football Bowl Game 3 3 3 2 WWE Smackdown 1 1 8 5 • • • • • Baseball UFC Sumo Wrestling HS Sports Spartan Race Monster Jam Existing Stadium Presented Master Plan Concepts What do you like best about the current stadium? Rank the three (3) concepts presented so far for the Halawa Site. (Rate 1–3, with 1 being the best.) » It is a fair and reasonable location to serve all of Oahu: near to Waikiki, West Oahu, East Oahu, Windward Oahu » location, openness, history (memories of past events), access / centralized flexibility » convenient but traffic problems » road access to most parts of the Island, good site lines » centrally located site and a major gathering place, creating enjoyable and memorable moments » nice open feel, accessible to both east + west side, ability to tailgate @ UH games » location and available resources » “the wave” 1.8 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 2 2.2 41 CRAWFORD ARCHITECTS, LLC 1801 McGee Street, Suite 200 Kansas City, Missouri 64108 5 conclusion T (816) 421 2640 CrawfordArch.com Future Thoughts The front page of the Honolulu Star-Advertiser is featuring this project on opening day. What does the headline say? “We did it” for Hawaii The wait is over finally! The Gathering Place Finally! A New Stadium 42 Long-awaited Aloha Entertainment Hub Opens at Minimal Cost to Hawaii Taxpayers ALOHA STADIUM ALTERNATIVE SITE EVALUATION 43 4. SUMMARY OF SITE EVALUATION EVALUATION CRITERIA • Proximity to Emergency Services Events drawing large attendance frequently require the assistance of public services for crowd control, on-site medical care, and emergency needs. Proximity to these services is crucial in minimizing the risks involved in hosting such events. 1 point for each service under 5 miles distant from site. • Proximity to Honolulu Harbor As the island’s container shipping terminal, convenient access to and from Honolulu Harbor will be important for traveling shows and other, similar events. 1 point deducted per 10 miles of road distance. • Proximity to Waikiki Although it is not the only place hotels are found on Oahu, about 27,700 of the roughly 31,700 hotel rooms on the island (87%) are located in Waikiki. While a larger development could easily include additional hotel rooms on site, during any event drawing significant out-of-state attendance more rooms will be needed than can be feasibly accommodated on site. Access to Waikiki is therefore an important metric in considering site options. 1 point deducted per 10 miles of road distance. The selected sites are to be evaluated for suitability based on a range of metrics grouped into five headings: • • Site, Infrastructure and Environment – What are the intrinsic physical qualities of the site -- how big is it, does it have transit access, how close is it to major landmarks and amenities on the Oahu, and how vulnerable is it to natural disasters? Development Costs – How is the site zoned, what legal or logistical challenges might complicate development, and what financial incentives are available? • Community – How will the project be received by its potential neighbors, what cultural benefits can it bring to the area, and what sorts of political head- or tailwinds would it face? • Economic Impact – How might development on the site bring economic opportunity to the neighborhoods around it? • Intuitive Site Qualities – Are there any advantages or drawbacks to the site that have not been quantified in any of the other categories? SITE, INFRASTRUCTURE and ENVIRONMENT • Total Acreage For the project to be viable as a mixed-use development there must be enough total potentially-developable area enclosed within the site boundary. The minimum amount may vary depending on the adjacent resources the site can rely upon, but in general more is better. • • 44 HART Access The HART is an elevated-guideway rapid transit system currently under construction, that at completion will provide a high-capacity rapid transit link connecting urban Honolulu with Daniel K. Inouye International Airport, various tourist attractions, and West Oahu. A site with connectivity to the system could benefit dramatically from these connections, enabling visitors to the development to easily reach the site from far-flung parts of the island and massively reducing the need to develop on-site parking facilities, freeing up acreage for developable building area and visitor amenities. Proximity to Daniel K. Inouye International Airport Though the new stadium development will largely serve the needs of the University of Hawaii and local residents, access to the site for visiting teams, shows, and fans must be considered. As the primary mode of interstate travel to and from Honolulu, Inouye International Airport represents a critical connection point for those users. The time and distance to the airport, as well as the range of transit options available to visitors traveling to and from it, must be considered. 1 point deducted per 10 miles of road distance. ALOHA STADIUM ALTERNATIVE SITE EVALUATION • Ability to Accommodate Stadium Program At a minimum, a viable site must be large enough to accommodate the stadium proper, support facilities, and the required event-day parking. • Flood/Tsunami Hazard Avoidance Most of the sites under consideration sit close to the coastline, making flooding and tsunami risks the primary natural hazards to consider. FEMA flood hazard zones are used to make risk assessments for weather- and tide- related risks; for tsunami hazards, Honolulu divides the coast into areas threatened into a “Tsunami Warning Zone” for typical hazards and an “Extreme Tsunami Warning Zone” that would only be endangered in the case of an extraordinary event. Particularly due to the challenges involved in facilitating a timely evacuation from a stadium in the event of a locally-generated tsunami, an ideal site would be protected from both flooding and tsunami risks. However, protective measures and provisions for sheltering in place could mitigate these risks. • Sea Level Rise Hazard Avoidance In addition to present-day flooding and tsunami hazards, sites close to the coastline may face risks in the future from rising sea levels. NOAA predicts that, by 2100, the sea may rise by 3.2 feet. In addition directly threatening sites with shifting coastlines, sites that were previously safe from other hazards may see increased flooding and tsunami risks. • Wetlands Impact Avoidance While Hawaii has no formal wetland protection programs, an environmentallyconscious development strategy should avoid disrupting existing wetland areas, or even potentially consider expanding and developing them as a site amenity. Generally speaking, wetland acreage contained within a potential site should be deducted from the total developable acreage if it is feasible to do so. • Bus Access Providing good access to mass transit broadens the potential customer and employee base for any mixed-use development, while also reducing the need for on-site parking and road lanes to accommodate personal vehicles for daily and event traffic. DEVELOPMENT COSTS • Existing Zoning What zone or zones are currently applied to the site by the County of Honolulu. • P3 Potential or other Development Possibilities How suitable the site is for additional development beyond the core stadium program; this development may help to defray the cost of building the stadium itself, and provide additional new job opportunities and amenities for the people of Oahu. • Ceded Lands Encumbrance Roughly 1.8 million acres of land on the Hawaiian islands was formally ceded to the United States by the Republic of Hawaii on annexation. These lands were formerly known as Crown and Government Lands by the Kingdom of Hawaii, and due to the Kingdom’s overthrow by the Republic, the State of Hawaii has since acknowledged that this transfer was immoral and unlawful. However, the status and boundaries of these lands is not fully understood, and due to legal limitations on their sale and transfer without consideration for Native Hawaiians, their presence on any site represents a significant potential risk for any public or private development. • Infrastructure Costs The cost of extending or improving roads, transit and pedestrian links, utilities, and other supporting elements to the site. • Land Acquisition The cost of acquiring land for development can be a major component of total costs. In this case, all sites are held by the State of Hawaii, although one is held by the Department of Hawaiian Homelands. • Development Incentives Hawaii and the County of Honolulu have a partnership program called “Hawaii Enterprise Zones” that offers tax incentives to promote job creation and business activity in geographically-targeted parts of the island. Additionally, the State of Hawaii has designated several “Opportunity Zones” under the 2017 Tax Cuts and Jobs Act that could potentially provide development incentives to a P3 development partner (though this program is not fully fleshed-out at this time). Sites in these zones may be more desirable for P3 development. • Complexity Any confounding factors not encompassed in the metrics above that may add to the challenge of creating a viable development at a given site. 45 SITE DECISION MATRIX Site Analysis and Scoring Rubric Category Site, Infrastructure, and  Environment Subtotal 30 Development Costs 20 Community 30 Economic Impact Intuitive Site Qualities 20 0 Criteria Total Acreage HART Access Proximity to Daniel K. Inouye International Airport Proximity to Emergency Services Proximity to Honolulu Harbor Proximity to Waikiki Ability to Accommodate Stadium Program Avoids Flood/Tsunami Hazards Avoids Sea Level Rise Hazard Avoids Wetlands Impact Suitability for Emergency Shelter Bus Access Existing Zoning P3 Potential or other Development Possibilities Ceded Lands Encumbrance Infrastructure Costs Land Acquisition Development Incentives Complexity Community Acceptance Positive Cultural Impact Political Viability Employment Demand in Vicinity Households Experiencing Poverty in Vicinity Population in Proximity Per‐Capita Income in Vicinity Unique Site Improvement Opportunities ‐ positive * Anticipated Site Difficulties ‐ negative ** Value 5 5 3 3 2 2 2 2 2 2 1 1 4 4 3 3 2 2 2 10 10 10 6 6 6 2 5 ‐5 100 COMMUNITY RECEPTION • Community Acceptance A measure of how supportive the neighborhoods and institutions in the vicinity of the site are of bringing the development into their community. • Positive Cultural Impact A measure of how the development may provide new cultural and entertainment benefits to the neighborhoods around the site. • Political Viability A measure of how the differing sites may be affected by current or future political decisions, and the direction of growth in the community. ECONOMIC IMPACT • Employment Demand in Proximity Unemployment in proximity to a given site can be used as a metric by which to judge how much a given site can have an impact on the economic needs of the community around it. All other things being equal, a site with higher levels of unemployment within commuting range can more effectively provide jobs to Hawaiians that need them most. Based on 2016 American Community Survey (ACS) data and travel time data provided by the Open Route Service; 1 point awarded per 2,500 unemployed people. • Households Experiencing Poverty in Proximity While not a direct measure of employment shortfalls, households in poverty may benefit from the availability of additional jobs that could permit householders to pick up additional part-time work, move from underemployment to full employment, or bring an additional member of the household into the workforce. Based on 2016 American Community Survey (ACS) data and travel time data provided by the Open Route Service; 1 point awarded per 3,000 households below the Federal poverty line. • Population in Proximity This figure represents the number of people and households that live within a nominal 10-minute drive time of the proposed site. In addition to being a critical indicator of the potential user-base of any development, the range of the 10-minute drive time also serves as a good proxy indicator for how accessible by road a given site is. Ideally this figure should be as large as possible, indicating that a significant proportion of the island’s population can easily utilize the amenities of the development. Based on 2010 US Census data and travel time data provided by the Open Route Service; 1 point award per 50,000 residents. • Per-Capita Income in Proximity The ability of the project to lift household incomes in an area varied based on the average income in proximity. Lower average incomes in an area are indicative of a greater need for better employment opportunities. Based on 2016 American Community Survey (ACS) data. INTUITIVE SITE QUALITIES • Unique Site Improvement Opportunities All of the sites will have a unique quality about them and a different ability to be developed that cannot be quantified specifically. This category allows for the alternative sites to gain points based on those intuitive qualities through discussion and historical knowledge. • Anticipated Site Difficulties Some of the sites may have impediments to development that are neither easily identifiable, nor able to be placed easily in the evaluation rubric. This category provides opportunity to adjust the individual site scores based on discussion and collected knowledge of the Client and Development Design Team. *   discretionary points added (up to 5) ** discretionary points taken away (up to 5) 46 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 47 48 Villages *Kalaeloa ?IGJeean ?Pointe 4 ?u 5. PROPOSED SITES FOR ANALYSIS Hit. i Wham mmc?? 's .n [?39 International . ?an, MUrba mm wwumma ?Lag" mun-(c1511? u. ?arm- I 5A. HALAWA SITE Halawa (Existing Aloha Stadium Site) The existing Aloha Stadium is situated on 97 acres of land immediately adjacent to the highways H1, H201, and Salt Lake Boulevard, on the Diamond Head side of Pearl Harbor. Currently, the site consists of the stadium proper and its surrounding surface parking lots. Halawa Stream cuts through the south end of the site, and a portion of its channel is considered wetland. The future Halawa/Aloha Stadium stop on the HART will be at the ewa side of the site, and is expected to be complete in 2020. In addition to the rail stop, 20 bus stops are present in a ¼ mile radius from the site perimeter. Emergency services are moderately close to the site, with only police services (dispatched from Pearl City Police Station) more than five miles distant. As a developed site, utilities are already present, though additional capacity will likely be required to support more intensive development. Roughly 258,000 residents of Oahu live within a nominal 10-minute drive, and those residents earn on average about $28,500 per year. This puts the site in the middle of the pack demographically, but with good connectivity to areas beyond the 10-minute driving isochrone thanks to its transit links. The existing Aloha Stadium was constructed in 1975, and has reached the end of its useful life. The steel superstructure of the facility has undergone rapid corrosion as a result of corrosion protection and its proximity to seawater. The demolition and construction of a replacement facility on the site, while not depriving the Rainbow Warriors of a venue, would be one of the larger challenges of redeveloping the site -though not an insurmountable one by any means. This site also has been thoroughly studied for redevelopment, and a wealth of analysis is available to build a development plan from with minimal additional study. 50 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 51 10-MINUTE DRIVING DISTANCE FROM HALAWA SITE Total Site Size: 97 acres Total Tree Cover: 0.0 acres (0.0%) Designated Wetlands: 1.5 acres (1.6%) VICINITY MAP OF HALAWA SITE Site Slope • Mean: 3.7-deg • Max: 19.8-deg • Std Dev: 3.3-deg Bus Stops Nearby: 20 HART Stops Nearby: 1 The “10-Minute Driving Map” represents an isochronal diagram highlighting a distance around each one of the potential sites. This isochrones map show the distance that one could travel to or from the site in a 10-minute period of time, with no traffic. This catchment area is used to collect all of the data points and rubric information included in the site analysis matrixes. This is shown consistent for all the sites. The “Vicinity Map” shows the bounds of an area that is a 15-minute (1/4-mile) walk from the site perimeter. This area provides additional information about the facilities and infrastructure immediately adjacent to the site. This is shown consistent for all the sites. Key 52 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 53 Halawa Site General Description Located at the intersection of H1, H3 and H201, the Halawa Site is the existing location of Aloha Stadium. The 50,000 seat venue opened in 1975 and has been the home of the University of Hawaii Football team, the Swap Meet and host of many major concerts and events over the last 45 years. Pros Cons • Planned HART station is already under construction on the east side of the site. • Existing stadium needs to be addressed; either removed or renovated in place. • Existing stadium infrastructure in place. • Concerns over the accommodation of the Swap Meet. • Ample site area for new stadium along with additional ancillary development. • Not close to any of the University Campuses. • Close to the harbor and the airport for visitor access and event shipping / management. • Not great pedestrian access. • Close to Pearl Harbor. • Access to the site from the rest of the island is very good, via highway. • Tradition of site as the stadium venue for the last 45 years is already in place; public approval could potentially be easier than at other sites which might require changes to existing uses. • Equidistant between Waikiki / Downtown and West Oahu. • Since the site is mainly covered in car parking only, preparation of the site for development would not be difficult. Summary Observation(s) The site appears to be the most ready for immediate development. Master Plan studies for this site have already been conducted and it is more than sufficient for significant development. The site has the benefit of continuing the history of use as a stadium / event site along with the ability to grow and provide additional development for the surrounding areas. 54 Pedestrian bridge to Halawa site Construction of HART Station Aloha Stadium Bowl Aloha Stadium parking lot Swap meet Existing entry and public art ALOHA STADIUM ALTERNATIVE SITE EVALUATION 55 PRELIMINARY DEVELOPMENT CONCEPT FOR HALAWA SITE 56 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 57 DEVELOPMENT CONCEPTS AT THE HALAWA SITE 58 DEVELOPMENT CONCEPTS AT THE HALAWA SITE ALOHA STADIUM ALTERNATIVE SITE EVALUATION 59 HALAWA SITE ANALYSIS Site Analysis and Scoring: Category Site, Infrastructure, and Environment Development Costs Community Economic Impact Intuitive Site Qualities Halawa Site Criteria Indicators Total Acreage 97 acres on existing site and adjacent lots along Salt Lake Blvd. HART Access 1 dedicated HART station on perimeter of site Proximity to Daniel K. Inouye International Airport 7.1 miles (9 minutes) to/from airport Proximity to Emergency Services 3.0 miles from  Aiea Fire Station; 6.4 miles from Pearl City Police Station; 3.2  miles from Pali Momi Medical Center Proximity to Honolulu Harbor 7.1 miles (15 minutes) to/from harbor Proximity to Waikiki 17.5 miles (18 minutes) to/from Waikiki Notes Score 5 /5 Aloha stadium station is eastern terminus of  HART Phase 1 project Kalaeloa Airport not considered due to limited  cargo handling facilities 5 /5 3 /3 3 /3 Barber's Point Harbor not considered due to  lack of container facilities 87% (~28000) of hotel rooms on Oahu are in  Waikiki Ability to Accommodate Stadium Program 2 /2 1 /2 2 /2 Per NOAA  Pacific TsunamiWarning Center and  FEMA flood risk maps Per NOAA  circa 2100 worst‐case scenario  projections (3.2ft) Avoids Flood/Tsunami Hazards Outside Tsunami Evacuation Zones and 1% Annual Flood Risk Zones Avoids Sea Level Rise Hazard Halawa Stream channel affected, but majority of site well above future sea  levels Avoids Wetlands Impact 1.5 acres designated wetlands (1.6% of total) along Halawa Stream 1 /2 Suitability for Emergency Shelter Good road and transit access, outside flood/tsunami risk zones; high coastal  exposure 1 /1 Bus Access 20 bus stops within 1/4 mile radius of site 1 /1 Existing Zoning R‐5 Residential District P3 Potential or other Development Possibilities Good placement, site area, and transit access for commercial development 4 /4 Ceded Lands Encumbrance Some ceded lands at site edges 2 /3 Infrastructure Costs Utilities on site for existing Aloha Stadium facilities 3 /3 Land Acquisition Owned by State of Hawaii 2 /2 Development Incentives Site covered by Aloha Stadium Federal Opportunity Zone 2 /2 Complexity Flarge, flat, easily‐accessed site; existing stadium could create complications 1 /2 Community Acceptance Existing stadium site ‐ community is accustomed to use 9 / 10 Not likely to be an impediment due to existing  use as a stadium 1 /2 3 /4 7 / 10 Political Viability 8 / 10 Potential to bring new employment  opportunities to area Employment Demand in Vicinity 5,772 unemployed persons in 10‐min. drive distance (4.3% of pop.) Households Experiencing Poverty in Vicinity 8,253 households in poverty in 10‐min. drive distance (10.8% of total) 3 /6 Population in Proximity 257,991 persons in 76,587 households in 10‐min. drive distance 6 /6 Per‐Capita Income in Vicinity $28,476  Unique Site Improvement Opportunities ‐ positive Site is one of the largest underdeveloped parcels along HART route; Site has  been subject of extensive previous study for reuse Relatively low incomes relative to other sites  could reduce commercial viability ALOHA STADIUM ALTERNATIVE SITE EVALUATION 17 / 20 24 / 30 6 /6 17 / 20 2 /2 3 /5 ‐1 / ‐5 Total Score: 60 27 / 30 2 /2 Positive Cultural Impact Anticipated Site Difficulties ‐ negative Subtotal 2 87 / 100 61 5B. UNIVERSITY OF HAWAII AT MANOA SITE University of Hawaii at Manoa During the primary campaign, both Governor Ige and his opponent, Representative Hanabusa, expressed a desire to locate the replacement for Aloha Stadium on a University of Hawaii campus at Manoa or West Oahu, depending on the preference of the university. In accordance with this desire, the team has studied the Manoa campus and located a potential site, though it comes with caveats. The Manoa campus of the University of Hawaii is situated mauka of H1, against the base of Kalaepohaku Ridge and hemmed in by surrounding neighborhoods. The campus is heavily developed already, with minimal areas of contiguous free space. Cooke Field (the current practice fields for the Rainbow Warriors football team) represents the only potential location with the ability to support a football stadium of the necessary size. It is likely that utilizing this site effectively would also require the demolition of the Rainbow Wahine softball stadium, as well as partially or completely removing the adjacent tennis facilities. This site would also preclude the possibility of mixed-use development using the stadium as an anchor. However, the Manoa campus is centrally located in urban Honolulu (with 325,000 residents within a 10 minute drive), is walkable for students, and can leverage existing campus parking structures for game-day and event parking. 62 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 63 10-MINUTE DRIVING DISTANCE FROM THE U OF H AT MANOA SITE Total Site Size: 7 acres Total Tree Cover: 0.0 acres (0.0%) Designated Wetlands: 0.0 acres (0.0%) VICINITY MAP OF THE U OF H AT MANOA SITE Site Slope • Mean: 3.5-deg • Max: 16.3-deg • Std Dev: 3.0-deg Bus Stops Nearby: 10 HART Stops Nearby: 0 The “10-Minute Driving Map” represents an isochronal diagram highlighting a distance around each one of the potential sites. This isochrones map show the distance that one could travel to or from the site in a 10-minute period of time, with no traffic. This catchment area is used to collect all of the data points and rubric information included in the site analysis matrixes. This is shown consistent for all the sites. The “Vicinity Map” shows the bounds of an area that is a 15-minute (1/4-mile) walk from the site perimeter. This area provides additional information about the facilities and infrastructure immediately adjacent to the site. This is shown consistent for all the sites. Key 64 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 65 University of Hawaii at Manoa Site General Description The site is in the athletic district of the University of Hawaii, Manoa Campus. It is situated in a natural bowl on the site with student housing to the east (up the hill) and the rest of the athletic campus to the east. The campus is approximately 10 miles from Aloha Stadium at the current Halawa Site. Pros • . of H Manoa is the home to the Rainbow Warriors football team already; U one of the major users of the proposed stadium. • The majority of the student population who will want to watch the games is on campus; their parking requirements would be negated. • • • Cons • The site is very tight and would likely necessitate a reduction in seating capacity from the proposed 35,000 seat stadium. Reduction in seats could have an impact on the events that would come to the stadium and its revenue generation potential. The natural bowl could work to create a stadium form that fits neatly into campus. • Construction on the tight site would be disruptive to campus. • The closest HART station is 1.8 miles away at the Ala Manoa Center. Some parking for the stadium already exists in the form of on campus parking garages. • There is no room for ancillary development around the site. • There would be no room for future stadium expansion. The setting for an on campus stadium would have views to Diamond Head, Waikiki and Downtown. • Site access from the freeway is poor. student pedestrian path thru Athletic District tennis & softball facilities, Diamond Head & Waikiki in the back football practice field, Les Murakami Stadium in the background duck pond view of Waikiki from above the football practice field practice field with residential towers overlooking Summary Observation(s) The siting of a new stadium on the University of Hawaii, Manoa campus could potentially be done so that it fits in seamlessly with the established campus and create an intimate football/soccer venue for the campus itself. Saturday afternoon football games on university campuses across the country are a staple of American collegiate culture. 66 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 67 PRELIMINARY DEVELOPMENT CONCEPT FOR THE U OF H AT MANOA SITE DEVELOPMENT CONCEPTS AT THE U OF H MANOA SITE U of H Manoa 68 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 69 UNIVERSITY OF HAWAII AT MANOA SITE ANALYSIS Site Analysis and Scoring: Category Site, Infrastructure, and Environment University of Hawaii ‐ Manoa Indicators Total Acreage Approximatley 7 acres on existing practice fields HART Access no pedestrian access to HART 2.3 miles to Ala Moana station 1 /5 Proximity to Daniel K. Inouye International Airport 14.7 miles (14 minutes) to/from airport 2 /3 Proximity to Emergency Services 2.5 miles to Fire Station 29 McCully‐Moiliili; 4.9 miles to Waikiki Police  Substation; 3.9 miles to Leahi Hospital Kalaeloa Airport not considered due to limited  cargo handling facilities Proximity to Honolulu Harbor 8.7 miles (20 minutes) to/from harbor Proximity to Waikiki 4.3 miles (7 minutes) to/from Waikiki Ability to Accommodate Stadium Program Reductions to program or demolition of existing facilities probably needed to  make site viable Avoids Flood/Tsunami Hazards Outside Tsunami Evacuation Zones and 1% Annual Flood Risk Zones Avoids Sea Level Rise Hazard Development Costs Economic Impact Intuitive Site Qualities 3 /3 Barber's Point Harbor not considered due to  lack of container facilities 87% (~28000) of hotel rooms on Oahu are in  Waikiki 2 /2 2 /2 0 /2 Per NOAA  Pacific TsunamiWarning Center and  FEMA flood risk maps Per NOAA  circa 2100 worst‐case scenario  projections (3.2ft) 2 /2 2 /2 Suitability for Emergency Shelter Outside flood/tsunami risk zones; no coastal exposure; good road  access/marginal transit access; minimal room for additional facilities 2 /1 Bus Access 10 bus stops within 1/4 mile radius of site 1 /1 Existing Zoning R‐5 Residential District P3 Potential or other Development Possibilities No on‐site capacity for ancillary development 0 /4 Ceded Lands Encumbrance Unknown 3 /3 Infrastructure Costs Ability to tie into campus facilities and utilities for infrastructure needs;  nearby campus parking structures 3 /3 Land Acquisition Owned by State of Hawaii 2 /2 Development Incentives No state or federal development incentives 0 /2 Complexity Extremely tight site likely to complicate design and construction 0 /2 Not likely to be an impediment due to existing  campus use Potential community pushback from relocation of existing practice fields to  other parkland in area Placement of stadium on campus could improve student attendance and  enable new campus programming 3 /4 7 / 10 Political Viability Site has been supported by Governor Ige Employment Demand in Vicinity 7,074 unemployed persons in 10‐min. drive distance (4.0% of pop.) Households Experiencing Poverty in Vicinity 14,669 households in poverty in 10‐min. drive distance (12.0% of total) 3 /6 Population in Proximity 325,042 persons in 120,221 households in 10‐min. drive distance 3 /6 Per‐Capita Income in Vicinity $36,118  1 /2 Unique Site Improvement Opportunities ‐ positive Potential new campus amenity 2 /5 Anticipated Site Difficulties ‐ negative Site is prohibitively small and difficult to fit program on ‐ functionality of  stadium may be compromised ALOHA STADIUM ALTERNATIVE SITE EVALUATION 11 / 20 5 / 10 16 / 30 4 / 10 Minimal opportunity for ancillary development  drastically limits  potential economic impacts 3 /6 ‐4 / ‐5 Total Score: 70 20 / 30 2 /2 no designated wetlands Positive Cultural Impact Subtotal 1 /5 Avoids Wetlands Impact Community Acceptance Community Not endangered by sea level rise Notes Score Criteria 10 / 20 ‐2 55 / 100 71 5C. UNIVERSITY OF HAWAII AT WEST OAHU SITE University of Hawaii at West Oahu The West Oahu campus is the other site mentioned by Governor Ige, and presents almost the exact opposite pros and cons of the Manoa campus. Situated on farmland between H1 and Kapolei, the West Oahu site offers the most developable acreage of any of the options studied at 187 acres. It is also the only site with adjacency to multiple HART stops, with the Kualaka’I end station adjoining its southern tip and the Keone’ae station near its northern extent. Bus connections are weaker, with only a single bus line serving the area. Despite good transit connections, however, the West Oahu location is somewhat remote to urban Honolulu, which is reflected in long commute times from Daniel K. Inouye International and hotels in Waikiki, as well as a middling 231,000 residents within 10 minutes of the site, averaging $28,900 in annual income per capita. Emergency services are reasonably close to the site, with nominal drive times to police, fire, and medical services well under 10 minutes, and existing zoning is amenable to mixed-use development. 72 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 73 10-MINUTE DRIVING DISTANCE FROM THE U OF H AT WEST OAHU SITE Total Site Size: 187 acres Total Tree Cover: 1.5 acres (0.8%) Designated Wetlands: 3.3 acres (1.8%) VICINITY MAP OF THE U OF H AT WEST OAHU SITE Site Slope • Mean: 1.8-deg • Max: 15.1-deg • Std Dev: 2.4-deg Bus Stops Nearby: 3 HART Stops Nearby: 2 The “10-Minute Driving Map” represents an isochronal diagram highlighting a distance around each one of the potential sites. This isochrones map show the distance that one could travel to or from the site in a 10-minute period of time, with no traffic. This catchment area is used to collect all of the data points and rubric information included in the site analysis matrixes. This is shown consistent for all the sites. The “Vicinity Map” shows the bounds of an area that is a 15-minute (1/4-mile) walk from the site perimeter. This area provides additional information about the facilities and infrastructure immediately adjacent to the site. This is shown consistent for all the sites. Key 74 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 75 University of Hawaii at West Oahu Site General Description The site accommodates the current and future needs of the University’s expanding student population serving the higher education needs of the surrounding population centers. The site comprises a large and predominantly physically unencumbered land area. The campus is approximately 12.5 miles from Aloha Stadium in Halawa. Pros • Ample site area comprising flat, easily developable land, affording multiple site locations for a new stadium. • Well connected to the freeway (H1). • Two HART stations serve the site connecting the location with other destinations. • Population centers nearby provide a potential ample labor pool. • Ample site area for car parking and additional/ancillary development potential. • Site has some, telegenic/aesthetic quality, including mountain views to the northwest and probable distant water views to the south from elevated positions within a new stadium. Cons • The University’s master plan doesn’t include a site for a new stadium. • Distant from U of H (Manoa) football fans. U of H West Oahu northern HART stop elevated HART line detail of column at HART station end of the line, south of U of H West Oahu southern HART stop Kualakai Pkwy and elevated HART line adjacent to site Kualakai Pkwy and elevated HART line adjacent to site Summary Observation(s) Good potential for a new stadium but may lack necessary endorsement from U of H West Oahu decision-makers and other influencers. 76 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 77 PRELIMINARY DEVELOPMENT CONCEPT FOR THE U OF H AT WEST OAHU SITE DEVELOPMENT CONCEPTS AT THE U OF H WEST OAHU SITE 78 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 79 PRELIMINARY DEVELOPMENT CONCEPT FOR THE U OF H AT WEST OAHU SITE DEVELOPMENT CONCEPTS AT THE U OF H WEST OAHU SITE 80 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 81 UNIVERSITY OF HAWAII AT WEST OAHU SITE ANALYSIS Site Analysis and Scoring:  Category Site, Infrastructure, and Environment University of Hawaii ‐ West Oahu Indicators Total Acreage Up to 187 acres along Kualakai Parkway (approximately 83 acres used for site  Need to coordinate development with existing  plan study) West Oahu campus master plan 5 /5 HART Access 2 HART stations along Kualakai Parkway 5 /5 Proximity to Daniel K. Inouye International Airport 26.8 miles (20 minutes) to/from airport Proximity to Emergency Services 7.2 miles to Fire Station 12 Waipahu; 6.4 miles to Kaploei Police Station; 7.1  miles to The Queen's Medical Center ‐ West Oahu Proximity to Honolulu Harbor 19.3 miles (29 minutes) to/from harbor Proximity to Waikiki 37.0 miles (30 minutes) to/from Waikiki Avoids Sea Level Rise Hazard 0 /3 Barber's Point Harbor not considered due to  lack of container facilities 87% (~28000) of hotel rooms on Oahu are in  Waikiki Not endangered by sea level rise Per NOAA  Pacific TsunamiWarning Center and  FEMA flood risk maps Per NOAA  circa 2100 worst‐case scenario  projections (3.2ft) 2 /2 Suitability for Emergency Shelter Outside flood/tsunami risk zones; no coastal exposure; good road and transit  access 1 /1 Bus Access 3 bus stops within 1/4 mile radius of site 1 /1 159 acres BMX‐3 Community Business Mixed Use District; 28 acres R‐3.5  Residential District Plentiful land to support ancillary commercial development and/or P3  development of additional facilities for West Oahu campus 4 /4 Lack of adjacent residential areas could limit  commercial appeal 4 /4 Ceded Lands Encumbrance Unknown 2 /3 Infrastructure Costs Some existing infrastructure in place to support West Oahu campus; modest  surface parking lots on campus to west of site 2 /3 Land Acquisition Owned by State of Hawaii 2 /2 Development Incentives No state or federal development incentives 0 /2 Complexity Greenfield site with good access 2 /2 Positive Cultural Impact Chance to build amenities complementing emerging Kapolei community  south of site Brings stadium to campus, but places it relatively remote from most students  and fans; no sports focus on West Oahu campus 5 / 10 Employment Demand in Vicinity 6,177 unemployed persons in 10‐min. drive distance (4.9% of pop.) Households Experiencing Poverty in Vicinity 3,614 households in poverty in 10‐min. drive distance (5.8% of total) Population in Proximity 231,132 persons in 62,617 households in 10‐min. drive distance 5 /6 Per‐Capita Income in Vicinity $28,868  2 /2 Unique Site Improvement Opportunities ‐ positive P3 development could jumpstart new opportunities for U of H ‐ West Oahu  campus 3 /5 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 16 / 30 5 / 10 4 /6 Less opportunity to improve fhusehold incomes  than with other sites 3 /6 ‐1 / ‐5 Total Score: 82 16 / 20 6 / 10 Political Viability Anticipated Site Difficulties ‐ negative 21 / 30 2 /2 1 /2 Community Acceptance Intuitive Site Qualities 0 /2 3.3 acres designated wetlands (1.8% of total) at north end of site P3 Potential or other Development Possibilities Economic Impact 1 /2 2 /2 Outside Tsunami Evacuation Zones and 1% Annual Flood Risk Zones Subtotal 1 /3 Avoids Wetlands Impact Existing Zoning Community Kalaeloa Airport not considered due to limited  cargo handling facilities Ability to Accommodate Stadium Program Avoids Flood/Tsunami Hazards Development Costs Notes Score Criteria 14 / 20 2 69 / 100 83 5D. ALA WAI GOLF COURSE SITE Ala Wai Golf Course As an alternative to the Manoa campus site, the team studied the existing Ala Wai municipal golf course, just north of Waikiki, as a potential development site. While the course is currently very heavily used, it is considered a somewhat dated amenity. The driving range has been recently replaced with a TopGolf franchise; as such, this area was removed from the area to be redeveloped. Nevertheless, the remaining 128 acres represents the second-largest potential site under consideration, and its proximity to Waikiki (directly across Ala Wai Canal) means that it can rely on the hotels and amenities of the district to support any development (though road and/or pedestrian connections across the canal would likely have to be built to fully connect the areas). Additionally, emergency services are close by, only 3-6 minutes and not more than 3 miles away. Bus connections are abundant, with 48 stops in a quarter mile radius, but the closest HART station will be Ala Moana Center, which at 1.7 miles distant is well out of pedestrian range. While separated from the Manoa campus by H1, the site is close enough to campus to be feasibly served by event-day shuttles. Demographically, the site is one of the most amenable, with 326,000 residents in a10-minute driving range, and an average per-capita income of about $36,100 per year. The central placement of the site also means that it could bring job opportunities closest to the largest number of unemployed persons and households in poverty of any site. The site is currently owned by the state, though currently zoned P-2 General Preservation District. Given the popularity of the existing golf course, rezoning for new development may be contentious. No geographically-defined state or federal incentives are in place for the site. Significant portions of the site are covered by flood risk zones, and due to the proximity of Ala Wai Canal, a portion of the site is covered by a Tsunami Evacuation zone. The Extreme Tsunami Evacuation Zone covers the entirety of the site. 84 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 85 10-MINUTE DRIVING DISTANCE FROM ALA WAI GOLF COURSE SITE Total Site Size: 128 acres Total Tree Cover: 1.3 acres (1.0%) Designated Wetlands: 1.6 acres (1.3%) VICINITY MAP OF ALA WAI GOLF COURSE SITE Site Slope • Mean: 0.5-deg • Max: 5.6-deg • Std Dev: 1.5-deg Bus Stops Nearby: 48 HART Stops Nearby: 0 The “10-Minute Driving Map” represents an isochronal diagram highlighting a distance around each one of the potential sites. This isochrones map show the distance that one could travel to or from the site in a 10-minute period of time, with no traffic. This catchment area is used to collect all of the data points and rubric information included in the site analysis matrixes. This is shown consistent for all the sites. The “Vicinity Map” shows the bounds of an area that is a 15-minute (1/4-mile) walk from the site perimeter. This area provides additional information about the facilities and infrastructure immediately adjacent to the site. This is shown consistent for all the sites. Key 86 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 87 Ala Wai Golf Course Site General Description The Ala Wai Golf Course is located immediately north-east of Waikiki, across the Ala Wai Canal. The site has a significant amount of open land that is used by members and recreational golfers. It is several blocks from the H1 highway interchange at King Street. Pros • • Ala Wai’s close proximity to Waikiki, an established center of tourism and visitors to the potential stadium development. Close proximity to downtown Honolulu, the Blaisdell Center, Ala Moana Center, and the convention center allows opportunity for synergy between businesses and development. • Many visitors could walk from the hotels in the area, minimizing parking requirements. • Fairly close to the University of Hawaii, Manoa Campus, less than a mile for student population to attend Rainbow Warrior games or other events. • Siting of a stadium at this location would create stunning views to Diamond Head. Additionally, aerial views of the stadium in this location would add to the already iconic images of Honolulu. • New development could work with the already planned Top Golf facility. • Enough land exists that green space could be preserved in this area promoting continued use by the general public while allowing for ancillary development. Cons • Nearest HART station is 1.7 miles away at Ala Moana Center. • Density of Waikiki already creates traffic and some overcrowding issues. • Would likely run into opposition from existing golf course members and other stakeholders, as the golf course is a well-known course and has historically been one of the busiest golf courses on the island. view of Diamond Head from Ala Wai Ala Wai Parking lot, looking towards Waikiki and Downtown Ala Wai Clubhouse Ala Wai Driving Range canal between Ala Wai and Waikiki Ala Wai Golf Course Summary Observation(s) The undeveloped land (large acreage controlled by one owner) at such close proximity to Waikiki sets up a unique opportunity to significantly increase the amount of tourist development in one of the most desirable locations in the world. Not only would a stadium venue fit easily on this site, but a large amount of development (hotels, retail, etc.) complimenting and adding to Waikiki would result as well. 88 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 89 PRELIMINARY DEVELOPMENT CONCEPT FOR ALA WAI GOLF COURSE SITE 90 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 91 DEVELOPMENT CONCEPTS AT THE ALA WAI GOLF COURSE SITE 92 DEVELOPMENT CONCEPTS AT THE ALA WAI GOLF COURSE SITE ALOHA STADIUM ALTERNATIVE SITE EVALUATION 93 ALA WAI GOLF COURSE SITE ANALYSIS Site Analysis and Scoring:  Category Site, Infrastructure, and Environment Ala Wai Golf Course Criteria Indicators Notes Score Total Acreage 128 acres on existing Ala Wai Golf Course property Excludes driving range/TopGolf facility 5 /5 HART Access no pedestrian HART access 1.7 miles to Ala Moana Center Station 1 /5 Proximity to Daniel K. Inouye International Airport 16.9 miles (18 minutes) to/from airport 2 /3 Proximity to Emergency Services 0.8 miles to Fire Station 07 Waikiki; 3.1 miles to Waikiki Police Substation; 2.5  miles to Leahi Hospital Kalaeloa Airport not considered due to limited  cargo handling facilities Proximity to Honolulu Harbor 9.9 miles (22 minutes) to/from harbor Proximity to Waikiki 3.1 miles (6 minutes) to/from Waikiki Avoids Sea Level Rise Hazard Development Costs Community Economic Impact Intuitive Site Qualities 3 /3 Barber's Point Harbor not considered due to  lack of container facilities Could be incorporated into  Waikiki  area with  bridges over canal Ability to Accommodate Stadium Program Avoids Flood/Tsunami Hazards 2 /2 2 /2 2 /2 Within flood zone AE (1% annual flood risk); 100% of site covered by  Tsunami/Extreme Tsunami Evacuation Zone Approximately 30% of site along Ala Wai Canal directly threatened by sea  level rise Manoa Stream floodway zone; 500' from Ala  Wai Canal in Tsunami Evac Zone Per NOAA  circa 2100 worst‐case scenario  projections (3.2ft) 0 /2 1.6 acres designated wetlands (1.3% of total) along Ala Wai Canal 1 /2 Suitability for Emergency Shelter Good road access; Site at risk in flooding or tsunami scenario 0 /1 Bus Access 48 bus stops within 1/4 mile radius of site 1 /1 Existing Zoning P‐2 General Preservation District P3 Potential or other Development Possibilities Large site within urban Honolulu, with direct adjancy to Waikiki tourist areas 4 /4 Ceded Lands Encumbrance Unknown 2 /3 Infrastructure Costs Minimal existing public parking and no major services currently on site 1 /3 Land Acquisition Owned by State of Hawaii Development Incentives No state or federal development incentives 0 /2 Complexity Developing site responsibly would require interventions to protect against  flooding, tsunami risk, and sea level rise 1 /2 Community Acceptance Existing Ala Wai golf course is an extremely popular public amenity 3 / 10 Conversion from existing use could be a  challenge Course operated by Honolulu Dept. of  Enterprise Services 1 /4 8 / 10 Political Viability 2 / 10 Employment Demand in Vicinity 7,044 unemployed persons in 10‐min. drive distance (4.0% of pop.) Households Experiencing Poverty in Vicinity 14,669 households in poverty in 10‐min. drive distance (12.2% of total) Population in Proximity 326,174 persons in 120,565 households in 10‐min. drive distance 6 /6 Per‐Capita Income in Vicinity $36,114  0 /2 Anticipated Site Difficulties ‐ negative ALOHA STADIUM ALTERNATIVE SITE EVALUATION 13 / 30 6 /6 5 /6 4 /5 ‐1 / ‐5 Total Score: 94 11 / 20 2 /2 Positive Cultural Impact Site presents opportunity to do "the most good  for the most people" in terms of offering  employment to disadvantaged Hawaiians 19 / 30 0 /2 Avoids Wetlands Impact Unique Site Improvement Opportunities ‐ positive Subtotal 17 / 20 3 63 / 100 95 5E. KAPIOLANI REGIONAL PARK SITE Kapiolani Regional Park The team selected Kapiolani Regional Park as an additional alternative to the nearby Manoa Campus site. Kapiolani offers less developable land and poorer connections to transit and major roads, but would not necessitate the elimination of a public amenity as popular as Ala Wai Golf Course in order to convert the site. Excluding the Waikiki Shell Amphitheater, the site offers 69 developable acres in close proximity to Waikiki. Access to Waikiki is complicated by one-way streets, but emergency services are very close to site, 5 minutes or less. Due to the distance of the park form H1 and lack of links into the city grid due to one-way streets in Waikiki and Diamond Head adjacent to the site, access is the poorest here of any urban Honolulu site – only ~243,000 residents live within a 10 minute driving radius. However, those residents have a relatively high ~$38,200 average per capita income. 96 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 97 10-MINUTE DRIVING DISTANCE FROM KAPIOLANI REGIONAL PARK SITE Total Site Size: 69 acres Total Tree Cover: 0.1 acres (0.2%) Designated Wetlands: 0.0 acres (0.0%) VICINITY MAP OF KAPIOLANI REGIONAL PARK SITE Site Slope • Mean: 0.4-deg • Max: 5.6-deg • Std Dev: 1.4-deg Bus Stops Nearby: 20 HART Stops Nearby: 0 The “10-Minute Driving Map” represents an isochronal diagram highlighting a distance around each one of the potential sites. This isochrones map show the distance that one could travel to or from the site in a 10-minute period of time, with no traffic. This catchment area is used to collect all of the data points and rubric information included in the site analysis matrixes. This is shown consistent for all the sites. The “Vicinity Map” shows the bounds of an area that is a 15-minute (1/4-mile) walk from the site perimeter. This area provides additional information about the facilities and infrastructure immediately adjacent to the site. This is shown consistent for all the sites. Key 98 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 99 Kapiolani Regional Park Site General Description Kapi’olani Park is a large public park situated at the east end of Waikiki and at the foot of Diamond Head. It is a large, open, flat park with a few recreation fields and minimal tree cover in the center and is used by the general public for recreation and relaxation. Pros Cons • Close proximity to Waikiki, Diamond Head and the beach. • Nearest HART station is 3.0 miles away at Ala Moana Center. • Close to the zoo, the aquarium and the Waikiki shell (outdoor amphitheater venue). • Density of Waikiki already creates traffic and some overcrowding issues. • Creates an anchor at the south-east end of Waikiki without creating congestion in the heart of Waikiki. • • Siting of a stadium at this location would create a stunning venue at the foot of Diamond Head. Availability of the land is in question, based on possible deed restrictions and the proposed use. Potential that no additional for-profit development could be added on the site. • Aerial views of the stadium in this location would add to the already iconic images of Honolulu. Opposition from many who use the park for recreation, picnicking, field sports, etc. • Loss of public green space in a dense area. • • Many visitors could walk from the hotels in the area, minimizing parking requirements. • Flat, open site already used by many for recreational purposes, which could be preserved and enhanced. open park area at Kapiolani outdoor bleachers and venue picnicking at Kapiolani, Waikiki in the background open park area at Kapiolani View of Diamond Head from Kapiolani Waikiki Shell Outdoor Amphitheater Summary Observation(s) The existing park is set up nicely to create a public venue that could work hand-in-hand with the Waikiki shell and maintain the outdoor recreation areas that are already in use by the public. 100 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 101 PRELIMINARY DEVELOPMENT CONCEPT FOR KAPIOLANI REGIONAL PARK SITE 102 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 103 DEVELOPMENT CONCEPTS AT THE KAPIOLANI REGIONAL PARK SITE 104 DEVELOPMENT CONCEPTS AT THE KAPIOLANI REGIONAL PARK SITE ALOHA STADIUM ALTERNATIVE SITE EVALUATION 105 KAPIOLANI REGIONAL PARK SITE ANALYSIS Site Analysis and Scoring:  Category Site, Infrastructure, and Environment Kapiolani Regional Park Indicators Total Acreage 69 acres at existing Kapiolani Regional Park  HART Access no pedestrian HART access 2.7 miles to Ala Moana Center Station 0 /5 Proximity to Daniel K. Inouye International Airport 18.2 miles (18 minutes) to/from airport 2 /3 Proximity to Emergency Services 0.9 miles to Fire Station 07 Waikiki; 3.3 miles to Waikiki Police Substation; 2.3  miles to Leahi Hospital Kalaeloa Airport not considered due to limited  cargo handling facilities Proximity to Honolulu Harbor 10.6 miles (22 minutes) to/from harbor Proximity to Waikiki 4.9 miles (6 minutes) to/from Waikiki Avoids Sea Level Rise Hazard Community Economic Impact Intuitive Site Qualities 3 /3 Barber's Point Harbor not considered due to  lack of container facilities 87% (~28000) of hotel rooms on Oahu are in  Waikiki 1 /2 2 /2 2 /2 Within flood zone AE (1% annual flood risk); 100% of site covered by Tsunami  8'‐9' calculated BFE Evacuation Zone Per NOAA  circa 2100 worst‐case scenario  Not endangered by sea level rise projections (3.2ft) 2 /2 no designated wetlands 2 /2 Suitability for Emergency Shelter Site at risk in flooding or tsunami scenario 0 /1 Bus Access 20 bus stops within 1/4 mile radius of site 1 /1 Existing Zoning P‐2 General Preservation District 1 /4 P3 Potential or other Development Possibilities Mid‐sized site within urban Honolulu, with direct adjancy to Waikiki tourist  areas 4 /4 Ceded Lands Encumbrance Unknown 2 /3 Infrastructure Costs Minimal existing public parking and no major services currently on site 0 /3 Land Acquisition Owned by State of Hawaii 2 /2 Development Incentives No state or federal development incentives 0 /2 Complexity Existing road access complicated by one‐way traffic flows around Waikiki and  nearby residential neighborhoods 1 /2 Community Acceptance 2 / 10 Positive Cultural Impact 6 / 10 Political Viability 1 / 10 Site presents somewhat poor opportunities for  job creation for disadvantaged Hawaiians Employment Demand in Vicinity 5,243 unemployed persons in 10‐min. drive distance (3.9% of pop.) Households Experiencing Poverty in Vicinity 12,653 households in poverty in 10‐min. drive distance (12.6% of total) 5 /6 Population in Proximity 243,095 persons in 100,620 households in 10‐min. drive distance 5 /6 Per‐Capita Income in Vicinity $38,238  0 /2 Anticipated Site Difficulties ‐ negative ALOHA STADIUM ALTERNATIVE SITE EVALUATION 10 / 20 9 / 30 6 /6 4 /5 ‐2 / ‐5 Total Score: 106 19 / 30 0 /2 Avoids Wetlands Impact Unique Site Improvement Opportunities ‐ positive Subtotal 4 /5 Ability to Accommodate Stadium Program Avoids Flood/Tsunami Hazards Development Costs Notes Score Criteria 16 / 20 2 56 / 100 107 5F. KALAELOA AIRPORT SITE Kalaeloa Airport The land on and around Kalaeloa Airport, on the west end of Oahu, represents a large swath of underdeveloped area in proximity to the fast-growing community of Kapolei. While there are a number of potential sites in the area, the team selected Lot C (previously studied for an OCCC detention facility) as a representative option. There are 50 acres on Lot C, which is currently held by the Department of Hawaiian Homelands. The principal and overwhelming drawback of the Kalaeloa site is its remoteness. Only the suburban Kapolei neighborhoods lay within its 10-minute travel isochrone, covering a mere ~29,400 residents. Mass transit is sparse in the vicinity as well, with no existing bus lines serving the Lot C site or any other potential options. The closest HART station, Kualaka’i, is 4 miles away. Significant access improvements between the site and H1 would be required to support event-day traffic flows. The site is also the farthest – geographically and temporally – from Daniel K. Inouye International (32 miles and ~30 minutes) and Waikiki (42 miles and ~40 minutes), with travel times likely to be much higher due to event-day traffic and/or commuter congestion. 108 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 109 10-MINUTE DRIVING DISTANCE FROM KALAELOA AIRPORT SITE Total Site Size: 50 acres Total Tree Cover: 25.5 acres (51.3%) Designated Wetlands: 0.0 acres (0.0%) VICINITY MAP OF KALAELOA AIRPORT SITE Site Slope • Mean: 1.1-deg • Max: 5.6-deg • Std Dev: 1.9-deg Bus Stops Nearby: 0 HART Stops Nearby: 0 The “10-Minute Driving Map” represents an isochronal diagram highlighting a distance around each one of the potential sites. This isochrones map show the distance that one could travel to or from the site in a 10-minute period of time, with no traffic. This catchment area is used to collect all of the data points and rubric information included in the site analysis matrixes. This is shown consistent for all the sites. The “Vicinity Map” shows the bounds of an area that is a 15-minute (1/4-mile) walk from the site perimeter. This area provides additional information about the facilities and infrastructure immediately adjacent to the site. This is shown consistent for all the sites. Key 110 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 111 Kalaeloa Airport Site General Description Located on the south west of the island is Oahu’s second airport which was originally operated by the Navy for marine patrol aircraft. Taken over in 1999 it now operates as a joint civil-military regional airport of the state of Hawaii serving the needs for commercial air transportation and other aviation demands. The airport is approximately 16 miles from Aloha Stadium in Halawa. Pros Cons • Commercial airport provides fly-in-fly-out connectivity for visiting teams, fans (inter-island, national and international), and touring events. • The site is the most distant from Honolulu’s more typical places of interest. • Connection potential to the H1 freeway. • • Ample site area comprising flat, easily developable land with low scrub-like vegetative cover affording alternative site locations for a stadium. Infrastructure is under-capacity (such as pipe and wire services); roads and intersections (for site access) need improving, etc. • Flight path restrictions. • Ample site area for car parking and additional/ancillary development potential. • Lacks commercial visibility/presence. • Last HART station is approximately 4-miles driving distance. • Commercial center nearby in Kapolei (Costco, Home Depot, Target, restaurants, etc.). • Airport and supporting facilities may need to be upgraded. • Surrounding population centers provide a potential labor pool. • Most distant from U of H (Manoa) football fans. • HART line is nearby (approximately 3-miles over land) connecting the location with other destinations; and the HART line could easily be extended closer to the airport • Ko Olina Resort is nearby providing high-end, luxury accommodation for visitors. • Investment in the airport could be an economic stimulus for the area. • Site has unique, telegenic/aesthetic qualities, including water views to the south and west from the stadium. Summary Observation(s) The site is a surprisingly well-endowed location that could be suitable for a new stadium location. 112 White Plains Beach near Kalaeloa potential site nearby Ko Olina Resort Development typical vegetation and tree cover potential site nearby Ko Olina Resort Development ALOHA STADIUM ALTERNATIVE SITE EVALUATION 113 PRELIMINARY DEVELOPMENT CONCEPT FOR THE KALAELOA AIRPORT SITE DEVELOPMENT CONCEPTS AT THE KALAELOA AIRPORT SITE 114 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 115 KALAELOA AIRPORT SITE ANALYSIS Site Analysis and Scoring:  Category Site, Infrastructure, and Environment Kalaeloa Indicators Total Acreage 50 acres on DHHL property east of Kalaeloa Airport HART Access no pedestrian HART access 4.0 miles to Kualaka'i Station 1 /5 Proximity to Daniel K. Inouye International Airport 32.2 miles (30 minutes) to/from airport 0 /3 Proximity to Emergency Services 7.2 miles to Fire Station 40 Kapolei; 6.6 miles to Kapolei District Station; 11.0  miles to The Queen's Medical Center ‐ West Oahu Kalaeloa Airport not considered due to limited  cargo handling facilities Proximity to Honolulu Harbor 24.2 miles (43 minutes) to/from harbor Proximity to Waikiki 42.4 miles (40 minutes) to/from Waikiki Avoids Sea Level Rise Hazard Community Economic Impact Intuitive Site Qualities 0 /3 Barber's Point Harbor not considered due to  lack of container facilities 87% (~28000) of hotel rooms on Oahu are in  Waikiki 0 /2 0 /2 2 /2 100% of site covered by Extreme Tsunami Evacuation Zone Not endangered by sea level rise Per NOAA  circa 2100 worst‐case scenario  projections (3.2ft) 2 /2 No designated wetlands 2 /2 Suitability for Emergency Shelter Site at risk in tsunami scenario; limited road and no transit access 0 /1 Bus Access 0 bus stops within 1/4 mile radius of site 0 /1 Existing Zoning F‐1 Federal and Military Presevation District 3 /4 P3 Potential or other Development Possibilities Remote site with limited appeal for commercial development 2 /4 Ceded Lands Encumbrance Unknown 2 /3 Infrastructure Costs Significant road improvement and utility construction needs anticipated 0 /3 Land Acquisition Owned by State of Hawaii ‐ Deparment of Hawaiian Homelands 2 /2 Development Incentives Site covered by federal Kalaeloa Opportunity Zone 2 /2 Complexity Flat site with no prior development 2 /2 Community Acceptance 7 / 10 Positive Cultural Impact 7 / 10 Political Viability 5 / 10 Employment Demand in Vicinity 940 unemployed persons in 10‐min. drive distance (5.8% of pop.) 0 /6 Households Experiencing Poverty in Vicinity 268 households in poverty in 10‐min. drive distance (3.6% of total) 0 /6 Population in Proximity 29,368 persons in 7,427 households in 10‐min. drive distance 0 /6 Per‐Capita Income in Vicinity $28,948  2 /2 Anticipated Site Difficulties ‐ negative 4 /5 Remoteness and inaccessiblity of site make it difficult to imagine it supporting  anything other than a stadium and associated parking ‐2 / ‐5 Total Score: 116 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 13 / 30 1 /2 Avoids Wetlands Impact Unique Site Improvement Opportunities ‐ positive Subtotal 5 /5 Ability to Accommodate Stadium Program Avoids Flood/Tsunami Hazards Development Costs Notes Score Criteria 13 / 20 19 / 30 2 / 20 2 49 / 100 117 6. SUMMARY AND RECOMMENDATION SUMMARY AND RECOMMENDATION The recommendation from this report is that the Halawa Site is the best site for the construction of a new stadium and any ancillary development around it. The findings are conclusive in the fact that the site rated the highest, or equal highest, in all categories. 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. 100 Intuitive Site Qualities 95 90 Economic Impact 2 Community 85 Development Costs 80 Site, Infrastructure, and Environment 75 70 17 2 65 3 60 50 45 24 2 10 17 40 16 13 17 25 11 20 16 2 16 16 35 30 2 14 55 11 9 19 10 13 15 10 5 0 27 ALOHA STADIUM ALTERNATIVE SITE EVALUATION 21 19 19 13 -2 -5 118 20 Halawa Site U of H Manoa U of H West Oahu Ala Wai Golf Course Kapiolani Regional Park Kalaeloa 87 55 69 63 56 49 119