HomeMy WebLinkAboutPL-INT-2023-005608 06.28.23 PBR HAWAII CAT PL.9DeVera, Ashley
From: Dionne Talia <dtalia@pbrhawaii.com>
Sent: Wednesday, June 28, 2023 5:30 PM
To:Planning Internet Mail
Subject: PL.9) Economist/Social Science_ PBR HAWAII FY24
Attachments: PL.9) Economist-Social Science_PBR HAWAII FY24.pdf
Categories: Yellow Category
Aloha,
Attached is PBR HAWAII's qualification submittal to provide economic and fiscal impact
assessment services.
Mahalo,
Dionne Talia
Executive Assistant
PBR HAWAII
Land Planning I Landscape Architecture
Environmental Planning I Land Use Entitlements
1001 Bishop Street Suite 650
sibHonolulu, HI 96813
Phone: 808-521-5631
PBR HAWAII Fax: 808-523-1402
ASSOCIATES, INC. Email:dtalia@pbrhawaii.com
www.pbrhawaii.com
1
Response to Notice to Providers of Professional Services
Fiscal Year 2024
Economist/Social
Science
Housing
Submitted to:
Planning Department
County of Hawaii
Submitted by:
PBR HAWAII
ASSOCIATES,INC.
June 2023
Response to Notice to Providers of Professional Services
Fiscal Year 2024
Economist/Social
Science
Socio - Economic and
Housing t iues
Submitted to:
Planning Department
County of Hawaii
Submitted by:
1PBRIH\AWAI I
June 2023
011111"itiri
PBR HAWAII June 29, 2023
ASSOCIATES, INC.
VIA EMAIL:planning@hawaiicounty.gov
It.SPAN DUNCAN,ASLA
Pec..14e1.•Irt C luore n
RUSSELL.Y.I.0HUNG,FASLA Mr. Zendo Kern
L.Worrrrr Vire 7rl,teerFrier. 1'1.urrrrmf Planning Director
VINCENTSHIGEKUNI Planning DepartmentYrnrurtka-PYcSir/CP Pr 104 IF reit
County of HawaiiGRANTT.MURAKAMt AIC'1?LEEN AP Rls.r
rlr,rre Oa,PrnAidem PrHlcl,r;rf 101 Pauahi Street, Suite 3
KIMIMLKAMIYUEN,1.EEn-.v'l;n.c Hilo, Hawaii 96720
1`ice-P050er>!£,Prinaunl
CAVE CLr1.LIscsw,AICP SUBJECT: LETTER OF INTEREST FOR PROFESSIONAL ECONOMIST SERVICES
Prralela lrerrrrrr!
FOR FISCAL YEAR 2023-2024
TOM SCHNEL.L,AICD
f'rirrrir. 1
RAY2K)NfsT.HIGA,A5L,A Dear Mr. Kern:
eea r•Pneli pae
MARC SHIMATSLl,ASLA In response to the "Providers of Professional Services for FY2024," PBR HAWAII is
s ""'`""r`ei' pleased to present the attached Statement of Qualifications for the following services:
rsACHENG 1)ONG.LEEIr A1'
sweirele PYIowepell
PL.9:Economist/Social Science (Socio-Economic and HousingNATHALIERAZ()
L:.na,trr•Prue,rrr+,f Studies)
ANN MlE:1F:Lf RUUSL[1G,I'h1)
rrerc fe1.Wa.:led l.rrrterueri•"•"`°!1._:r"`"Based on the description provided and PBR HAWAII'S extensive experience in
RAMSAYR.ILTAU.I economic and fiscal impact assessment, community planning, master planning,
physical planning, and conceptual subdivision design, we believe that our technicalNIICAHllcMILLEN.ASLA,LEEP AP
rr,, „,,x,,,,e' expertise demonstrates our capability to perform the necessary functions in a timely
ETSLIYU KILA and cost-efficient manner.
yperrr 1..4nfen e1.•
GREG NAKAI We appreciate the opportunity to submit our qualifications and look forward to
working with the County of Hawaii Planning Department.We are confident that PBRN[CULEs1V'ANSUN,ASI.A
HAWAII can provide the technical expertise necessary to satisfy your planning andAsvarreire•
BRADLEY FLIRLIYA,MCP design related requirements.
sun ier r•
THOMAS S.VS,ITTEN,FASLA Sincerely,C,rra.irrprr11 1..1111.1:^res
ei• dlulirr
FRANK.RRANUT,FASLA
fVfirlrrrnMrr,I .G-(
Vincent Shigekuni
Senior Vice President
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PIA\\j\C • LANDSCAPE ARCHLT[CTURF • C\VIRflNVIF\TAI STUDIES - L\TITLEIIf\TS PCRIIITTI\L1 - [,RAPHIC DESIGN.
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Name of Firm or Individual, Principal Place of Business
and Location ofAll of its Offices
PBR HAWAII & Associates, Inc. is a multi-disciplinary firm based in Hawaii for 53 years. We
have a staff of 37 dedicated individuals, most of whom are accredited by professional
organizations in their respective fields. PBR HAWAII has six licensed landscape architects, four
certified planners (AICP), and five LEED®Accredited Professionals (LEED APs).
PBR HAWAII has the capabilities to provide consulting services in the following disciplines:
Market, fiscal, and economic analyses, for critical insights to market context and costs and
benefits of a project in terms of local expenditures, employment and earnings for residents, and
impacts to State and county government revenues and expenditures;
Land planning and urban design, including master planning, GIS modeling and data development
and management for geographic analysis in both rural and urban contexts for: transit-oriented
mixed-use developments, educational and campus facilities, resort and residential communities,
commercial and industrial facilities, parks and recreational facilities, and natural and cultural
resources;
Regional and community planning, including long-range regional analysis and planning, GIS
modeling and graphic development, community outreach and engagement (including in-person and
virtual meeting facilitation and interactive input), and sustainable design and resiliency concepts;
Environmental planning and entitlements, including Hawaii State Chapter 343, HRS and
National Environmental Policy Act (NEPA) environmental assessments/environmental impact
statements, and State and County permits and land use entitlements;
Landscape architecture, including hardscape, irrigation, and landscape design, 3-D modeling,
consultation on the use of Native Hawaiian plants, cultural landscapes, sustainable landscape
design, and LEED Certification;
Graphic design, including project branding, web design, interpretive displays and signage,
educational material, and infographics; and
Hawaiian cultural sustainable design concepts, including place-based sustainable design and
cultural advising, providing guidance on how to honor and incorporate Hawaiian culture into
projects,and orienting clients new to Hawaii with an introduction to Hawaiian culture.
PBR HAWAII
1001 Bishop Street, Suite 650 Tel: (808) 521-5631
Honolulu, Hawaii 96813 Fax: (808) 523-1402
E-Mail: sysadmin@pbrhawaii.com
Economic and Fiscal Impact Assessment
One of the specialized services offered by PBR HAWAII includes economic and fiscal impact
assessment. Long a key component of Chapter 343 compliance, these studies are also increasingly
sought out to inform agency and community dialogues related to new or redevelopments. A
typical study assesses a project's impacts to employment, personal earnings, population and
government revenues and expenditures within the State of Hawaii and its relevant county,
utilizing coefficients derived from the State's latest Input-Output econometric study. They can also
be tailored to consider specific impacts at a neighborhood or community scale.
PBR HAWAII
The Age ofFirm and its Average Number of
Employees over the Past Year
Based in Hawaii for 53 years, PBR HAWAII'S average number of employees over the past year has
been approximately 38 which breaks down into the following categories:
Principals 6 - 8
Planning Associates 4 - 5
Landscape Architect/Associate 6 - 7
Land Planners 7 - 8
Landscape Designers/Draftsmen 5 - 6
Graphic Designers 1 - 2
Business/Administration 5 - 6
Total Employees: 34 - 42
1ti
PBR HAWAII
Capacity to Complete the Work in the Required Time
PBR HAWAII'S staff is capable of immediate start and timely completion of projects. Our current
workload projections conclude that we have well-trained and experienced staff to accomplish
assignments. With our 37 employees, PBR HAWAII is one of the largest planning and landscape
architectural firms in the state. PBR HAWAII has the capability and experience of responding to
client demands on moment's notice. As a service business, it is our goal to maintain satisfied
clients from project start to finish. Repeat clientele represents approximately 80% of our work
and is evidence of PBR HAWAII'S ability to provide timely service and quality products year after
year.
It is our goal to respond to each assignment effectively and rapidly, while ensuring the successful
implementation of project requirements. PBR HAWAII is also committed to immediate start-up on
projects for Client emergencies or unexpected needs. A principal will be assigned to every project
to see that project schedules are met. The process we propose consists of following administrative
procedures:
1. Meet with Client and determine/identify critical project components and other logistical or
coordination project needs.
2. Visit project site.
3. Evaluate the project scope, budgets, scheduling constraints/requirements and logistical
considerations such as travel,work sequencing, equipment acquisition, etc.
4. Make key project assignments based on Client needs and schedule.
5. Initiate appropriate project controls, methodology to monitor progress reports, and final
delivery schedules.
Tools such as Microsoft Teams, SharePoint, and Project are often helpful to develop a workflow
that integrates project planning, design, and construction tasks. A PBR HAWAII project manager
for a specific project would use such a tool to determine opportunities for concurrent work tasks,
as well as monitor critical path tasks that affect overall project delivery. The project schedule
would evolve in detail and approach and will be updated regularly. Regular team meetings
provide a means to ensure assignments get accomplished in a timely manner and to anticipate and
come up with solutions for new issues. Concise meeting notes will be timely disseminated to
document decisions and next steps, as well as to guide accountability.A controlled-access Internet
site for team members (e.g., Basecamp) is useful to share files, exchange messages, assign tasks,
and manage a calendar.
PBR HAWAII has established a system for internal communication in which the project manager
constantly coordinates, and reviews staff work products and relays this information to the
principal-in-charge of the project. A system for critiques has been established to allow staff input
and to take advantage of individual talents and experiences. Points of contact within the firm are
established for coordination with consultants and with project team members. Project managers
are required to keep consultants and other project team members abreast of project status
through weekly or bi-weekly (depending on project requirements) coordination meetings and
memorandums. Communication with other consultants is not a problem as PBR HAWAII utilizes
state of the art technology and software to keep these consultants abreast on the project status. A
coordination check list along with standard process charts, schedules, and timelines are
established to complete projects on schedule and within budget. The related projects listed are
examples of projects completed on time and on budget.
f/4PBR HAWAII
Resumes
PdraiTifitf/jj ; PBR HAWAII
ANN MIKIKO BOUSLOG PHD
DIRECTOR OF LAND ECONOMICS & REAL ESTATE
Dr. Bouslog has over 30 years of experience in market assessment,
economic and fiscal impact analysis, entitlement, and strategic
planning for large or complex developments throughout Hawaii and
around the Pacific.
As Project Director at PBR HAWAII since 2015, Dr. Bouslog has led
multiple efforts to support affordable housing initiatives throughout the
state, preparing market studies, economic and fiscal impact
assessments, 201H applications, infrastructure and other development
impediment analyses, and support of rezoning or Interim Planned
Development-Transit (IPD-T) permits on O`ahu. Her practice areas
also span infrastructure finance, market and economic aspects of TOD
and regional initiatives on O`ahu; business planning for community and EDUCATION
conservation-oriented facilities; resort and visitor industry Ph.D.in Demography/Sociology, 1985
consultation. Recent and ongoing Hawaii island projects have Cornell University
addressed Office of Housing & Community Development's Kamakoa MA in Sociology with minor in City&Nui Master Planned Community, Kamoleao Community Center, Regional Planning, 1981Kea'au Town Center, Waimea Town, Waikoloa Beach Resort, and Cornell University
Mauna Kea Resort.
BA in Urban Studies, 1977
Prior to joining PBR HAWAII, Dr. Bouslog served as Forest City Stanford University
Hawaii's development manager for the $770 million Kamakana PROFESSIONAL AFFILIATIONS
Villages, a 2,200-home master planned community in partnership with Rate Commission, City and County of
the State of Hawaii, Housing Finance and Development Corporation. Honolulu
At Forest City, she also supported entitlement initiatives for a 19- Commissioner
megawatt solar farm in Kunia, Oahu.
Lambda Alpha International,Aloha Chapter
Prior professional ventures include founding and operating Mikiko Board Member; Former President,Aloha
Corporation, a real estate and economic advisory firm, and serving as Chapter; Former Asia/Pacific Regional Vice
Director of KPMG's Hawaii Real Estate and Hospitality Consulting President; Former Western U.S.Assistant
practice. In these capacities, Dr. Bouslog directed services for Vice President
prominent government, resort, and community developments such as East-West Center Foundation
the U.S. Navy (Ford Island and bulk dispositions), U.S. Army Former Board Member
Residential Communities Initiative), Department of Hawaiian Home Community Housing Fund at HawaiiLands, Koa Ridge, Mauna Lani Resort, Waikoloa Beach Resort, Community Foundation
Hualalai Kukui`ula, Ko`ele and Manele, Hilton Hawaiian Village and Former Director
Ho`opili, as well as projects in Japan, South Korea, Malaysia, Saipan,
Urban Land Institute,Hawaii ChapterGuam, and Palau. In 2013-14, she helped organize a 10+ party Former UrbanPlan Chair&Mgt. Committee
mediation to address a proposed critical habitat designation in West
Hawaii, resulting in beneficial agreements between area landowners Kamehameha Schools' for-profit
and the U.S. Fish and Wildlife Service. subsidiaries including Bishop Holdings
Corporation,Kamehameha Investment
Dr. Bouslog has acted as expert witness numerous times, before State Corporation, KUKUI,Inc.and Pauahi
and County agencies as well as in Circuit Court. In April 2016, her Management Corporation
testimony before the Hawaii State Land Use Commission regarding Former Director on each entity
Koa Ridge was cited in the Hawaii Supreme Court decision that
upheld the project's LUC redistricting.
C I •ient Re erences
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Names and Phone Numbers of up to
Five Clients Who May Be Contacted, Including Two for Whom Services
Were Rendered During the Preceding Year
Dean Minakami
Hawai'i Housing Finance and Development Corporation
808) 587-0518
Jim Ratkovich
Salem Partners LLC
310) 597-4481
Blair Suzuki
OliverMcMillan
808) 380-1890
Christine Camp
Avalon Development LLC
808) 587-7770
Christopher Pan
First Presbyterian Church of Honolulu
808) 532-1111
AikPBRHAWAII
Relevant Project
Experience
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Any Promotional or Descriptive Literature Which
the Individual or Firm Desires to Submit
Liliha Civic Center Master Plan & Iwilei Infrastructure Master Plan, Oahu
PBR HAWAII is providing master planning services for the Liliha Civic Center and greater Iwilei
area. The plan will provide space for State programs and affordable housing and support walkable
Transit-Oriented Development(TOD) communities in the Iwilei area.
As part of the planning process PBR HAWAII completed market studies for affordable housing
uses at the site, and together with its subconsultants, is identifying infrastructure improvements
needed to support future development. The master plan for the Liliha Civic Center site may
include up to 600 housing units, offices for State workers, ground-level commercial/retail,
outdoor space, and connection to the future HART rail station. This unique site also features two
historic 0`ahu Railway and Land Company buildings.
This effort also includes a programmatic EIS to support the master planning efforts.
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Mana`olana Place, O`ahu
Mana'olana Place is a $400 million redevelopment of a 1.2 acre site across from the Hawaii
Convention Center in Honolulu's Ala Moana Neighborhood TOD Plan Area.
The iconic and transformative redevelopment will include a 125-room hotel and 107 residences to
be managed by Mandarin Oriental, along with landscaped public plazas, intersection
improvements, other community benefits and nearby affordable housing.
PBR HAWAII provided an economic and fiscal impact assessment and public testimony for the
project, helping to secure Honolulu's first Interim Planned Development- Transit(IPD-T) permit.
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Halewaiolu Senior Residence - Economic & Fiscal Impact Assessment, Oahu
Halewaiolu is a 156-unit rental housing project planned to support senior households with
incomes of 80% or less of the area median. It is located on lands owned by the City and County of
Honolulu (City),within the Downtown Neighborhood Transit Oriented Development Area. For this
project PBR HAWAII: 1) prepared an assessment of Halewaiolu's economic and fiscal impacts on
State of Hawaii and City revenues; and 2) evaluated the project's impacts on spending and
incomes in Chinatown and other immediate neighborhoods.
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Preliminary Market and Business Overview for Hakuhia, Oahu
The First Presbyterian Church of Honolulu, owner of the approximately 246-acre former Ko`olau
Golf Course property in Kaneohe, 0`ahu, sought options to repurpose these lands in ways more
aligned with its mission and goals, including glorifying God, service to its broader community,
environmental stewardship, uplifting of native Hawaiian culture, and achievement of financial
stability. The Church engaged Helber Hastert& Fee Planners to provide preliminary land planning
and entitlement analyses.
PBR HAWAII further supported the Church's decision making by identifying a broad range of
alternative land uses and analyzing potential performances along market and business variables.
Ultimately, 10 categories of potential uses were assessed, including uses that could optimize value
from the existing ballrooms and clubhouse including culinary training, rural health and food
access, trade shows, and other; agriculture and related uses emphasizing linkages to education
and visitor trade; and outdoor recreation and educational opportunities. Each category was
evaluated in terms of property suitability, market outlook, potential investment needs, operating
returns, and financial risk profile.
The Church continues to evaluate its opportunities for this important landmark property.
IPBRHAWA1I
1500 Kapi`olani Blvd Redevelopment, Oahu
1500 Kapi`olani is planned to redevelop a 1.8 acre area across Kapi`olani Boulevard from Ala
Moana Center,within the City and County of Honolulu's Ala Moana Neighborhood TOD Plan Area.
The $542 million project would offer 444 condo-hotel units and related amenities; 6 residential
penthouse units; 78 rental units for senior households earning 80% or less of the area median
income; and various other community benefits.
PBR HAWAII provided economic and fiscal impact analyses and public testimony for the project,
helping to secure its Interim Planned Development- Transit(IPD-T) permit approval in December
2017.
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OM Kuhio at Waikiki (Lilia Waikiki), Oahu
In partnership with landowner Queen Emma Land Company, OliverMcMillan planned and
developed a vibrant mixed-use redevelopment of 2.5 acres fronting Kuhio Avenue.
OM Kuhio at Waikiki (now known as Lilia Waikiki and developed by Brookfield Residential
Properties Inc.) addresses the need for more workforce housing within one of 0`ahu's largest
employment centers. Key elements include a new tower with 444 affordable and market-priced
rental apartments (including the protection, rehabilitation, and affordable designation of 54
existing apartments), a full-service grocery store, and other neighborhood amenities.
PBR HAWAII provided an economic and fiscal impact assessment for this important project.
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1538 Kapi`olani Blvd., 1564 Kalakaua Ave., and 765 Amana St., Econ-Fiscal,
Oahu
JL Capital proposes to develop three residential projects in the Ala Moana area of 0`ahu, at 1538
Kapi`olani Blvd., 1564 Kalakaua Ave., and 765 Amana St. The projects would represent conversion
of existing aging and low- to mid-rise commercial and/or residential uses. 1538 Kapi`olani is
proposed for 331 market-priced residential condominiums with ground floor retail, while 765
Amana and 1564 Kalakaua are proposed for 64 and 37 affordable rental apartments, respectively.
The affordable rentals will target households earning no more than 100% of the Area Median
Income. PBR HAWAII prepared an economic and fiscal impact assessment of the three projects,
considering their future impacts for the City and County of Honolulu and the State of Hawaii.
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Sky Ala Moana Redevelopment, Oahu
Avalon Development LLC acquired 1.6 acres on Kapi`olani Boulevard to create a residential,visitor
and employment center near the last planned stop of the City's rail system.
Sky Ala Moana is expected to include 114 affordable and market rental apartments, 400
residential condominium units, 306 condotel units and related commercial amenities.
PBR HAWAII prepared an economic and fiscal impact assessment of this transformative project.
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Pulehunui Master Plan Development, Maui
PBR HAWAII prepared and processed an Environmental Impact Statement (EIS) for the Pulehunui
Master Plan Development, a project area of over 1,150 acres in Pulehunui, Central Maui managed
by four State agencies.
For this project, the Department of Hawaiian Home Lands (DHHL) partnered with the Department
of Land and Natural Resources (DLNR), the Department of Public Safety (PSD), and the
Department of Accounting and General Resources (DAGS) to undertake a cooperative effort in
land use planning, fiscal coordination, and infrastructure planning for the Pulehunui Regional
Infrastructure Master Plan.
PBR HAWAII assisted DHHL, the lead agency, by coordinating an infrastructure master plan for
the four State agency stakeholders. As part of this effort, PBR HAWAII also evaluated market
outlooks and prepared an economic and fiscal assessment of all plan components, with respect to
direct, indirect and induced impacts for the County of Maui and the State of Hawaii. Components
were evaluated individually and by agency, and included: 1) commercial/light industrial uses
DHHL); 2) agricultural uses (DHHL); 3) commercial/light industrial and public/quasi-public uses
DLNR); and 4) the proposed Maui Regional Public Safety Complex (PSD/DAGS).
Besides the delivery of water for irrigation and drinking, one of the biggest issues the project faces
was how to collect, treat and dispose of wastewater. A total of nine wastewater system
alternatives were addressed in the FEIS. Seven of the alternatives included a new Wastewater
Reclamation Facility, but at different locations within the region. At the time the FEIS was
published, an alternative was not selected. Thus,the impacts of each alternative were addressed in
a programmatic way.
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Keahumoa Place, Oahu
Michaels Development Company ("Michaels") contracted PBR HAWAII to prepare and process
approvals under Chapter 201H, Hawaii Revised Statutes for an affordable housing rental project.
Michaels was selected (through a request for proposal process) to develop the Hawaii Housing
Finance & Development Corporation's (HHFDC) property within East Kapolei, known as
Keahumoa Place". The project will include 320 homes, with rents affordable to households
earning between 30% and 100% of the Area Median Income (AMI). Construction of all phases is
expected to be complete in the first quarter of 2020.
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Transit-Oriented Development Conceptual Master Plans for Kapalama and
Moanalua Kai (Shafter Flats), Oahu
The State of Hawaii, Department of Hawaiian Home Lands retained PBR HAWAII to assist in the
preparation of conceptual master plans for Transit-Oriented Development (TOD) for DHHL
properties in Kapalama and Moanalua Kai/Shafter Flats. The master plan process included: 1) site
assessments, market studies, and preliminary financial assessments to identify the context and
opportunities for potential TOD development and 2) a week-long charrette with representatives
from DHHL. The project goal was to assist DHHL in determining the feasibility of potential
development scenarios and land uses that can help the agency capitalize on the advantages of TOD
and its related benefits, within the context of the agency's mission, values, and land use
regulations.
0
A major focus of the site assessments was to analyze
the impacts that various sea level rise scenarios may
have on long-term development opportunities and In
financial investments on the properties due to the '
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proximity to waterways, low existing elevations,
existing flooding in the Moanalua Kai area, and
exposure to sea level rise conditions.
Multiple sea level rise scenarios were considered to
identify uncertainties of timing and magnitude of -
impacts to the properties. Scenarios included: 1) s
maintaining existing facilities and providing lease
extensions (limited reinvestment on the properties) 2) complete redevelopment of facilities
including mitigation strategies (major investment on the properties) and 3) phased
redevelopment of the properties that allows flexibility in decision making based on changing sea
level rise conditions over time (flexible adaptation approach). The scenario analysis identified
costs associated with various strategies, and opportunities for income generation to inform
suggested TOD development on the properties.
The sea level rise projection graphic below represents sea level rise scenarios and anticipated
building life spans based on the magnitude of sea level rise, development approach, and
implementation of mitigation strategies. Overall, this approach allowed DHHL to comprehensively
consider the potential magnitude of investment against uncertain futures of sea level rise to better
understand opportunities for return on investment and associated limitations.
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Moanalua Kai Kapalama
IPBRHAWA1I
The Hidden Costs of Parking in Hawaii
Ulupono Initiative is a Hawaii-based impact investment firm that strives to improve the quality of
life in our communities. Ulupono is concerned about the impact of state and local parking policies
on the affordability of housing and many consumer goods and is concerned they may be
undermining the State's important climate and energy goals.
PBR HAWAII assembled a team that included Rider Levett Bucknall, nationally recognized
professional cost estimators, and undertook this groundbreaking study. to quantify the direct and
hidden" costs of parking on the islands of Maui, Hawaii, Kauai, and 0`ahu,with separate analyses
for 0`ahu's urban/TOD and other areas.
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