HomeMy WebLinkAboutRD.1 - Hunden PartnersHRS 103D-304
PROFESSIONAL SERVICES - RD.1 RD.2, RD.3, & RD.4
RESEARCH & DEVELOPMENT
County of Hawai’i
Attn: Mr. Douglass Adams
Director of Research & Development
chresdev@hawaiicounty.gov
June 30, 2024
213 W Institute Place, Suite 707, Chicago, IL 60610 | www.hunden.com | 312-643-2500
June 30, 2024
County of Hawai’i
Mr. Douglass Adams, Director of Research & Development
25 Aupuni Street, Suite 1301
Hilo, Hawai’i 96720
chresdev@hawaiicounty.gov
RF: HRS 103D-304 Notice to Providers of Professional Services - RD.1, RD.2, RD.3, RD.4
Hunden Partners (Hunden) is pleased to provide the County of Hawai’i Research and Development
Management department (Client) with a statement of qualifications to provide professional services
as they relate to RD.1 – RD.3 Community Planning and RD.4 Economist. Hunden Partners
specializes in the economics of place, and we thrive on uncovering long-term revenue generating
opportunities that support sustainable growth for compelling developments and destinations.
Hunden Partners, led by CEO Rob Hunden and our team of Executive Vice Presidents, is the
premier placemaking real estate development and advisory firm in the U.S. with a focus on
transformative development projects. Our firm offers the full range of market and financial
feasibility services, as well as economic and fiscal impact analyses. Since its founding in 2006,
Hunden’s team has worked on more than 1,000 destination projects or studies, with more than $20
billion in projects built and successful, or currently underway.
Why Work with Hunden?
§ Hunden has conducted hundreds of studies for public-sector clients across the country and
has proven methodology and work processes associated with each topic, from:
o Tourism and destination development master plans,
o Residential, retail, restaurant, office, and entertainment.
o Mixed-use and entertainment districts,
o Attractions,
o Hotels,
o Convention and conference centers,
o Sports and recreation complexes,
o Fairgrounds, and
o Arenas and stadiums.
§ We understand that game-changing planning efforts will result in strategies and a
framework to support the future growth and vibrancy of the County ecosystem. Hunden is
213 W Institute Place, Suite 707, Chicago, IL 60610 | www.hunden.com | 312-643-2500
committed to market- and reality-based recommendations for development scenarios to
support sustainable competitive performance that meets the needs of key stakeholders and
maximizes usage and impact.
§ We have operated in a similar on-call advisory role producing market, financial feasibility
and economic impact reports for the Commonwealth of Kentucky, cities of Fort Worth and
Dallas, Texas; La Vista, Nebraska; Charlotte, North Carolina; Pittsburgh, Pennsylvania; San
Francisco, California; and the state of Nevada. We believe that you will not find a more
qualified and passionate firm to act as your vital strategic partner.
§ Long-Term Partners and Advisors. We have the capability to move the Client through the
public development process as an extension of client staff that may not be experienced in
these complex projects. Steve Haemmerle is our EVP focused on project implementation,
having performed the same role on significant projects in this space, including the
McCormick Place West expansion in Chicago.
§ Boutique Firm Focused on Your Questions. As a 100% principal-owned firm with 30
professional staff, Hunden tailors our national experience to your needs.
§ Transparency and Truth Telling. Hunden manages a transparent study process and
communicates the market and financial realities so you can adjust your visions for ultimate
success.
Hunden will work with the County to create unique and tailored proposals with detailed scopes of
work, deliverables, timing and fees for each project identified throughout the contract period. From
there, Hunden will take the County through an intensive project kickoff process to determine goals
of the study, tour the appropriate sites, meet with and interview local stakeholders and user groups,
and gather critical data for the analysis. Hunden is happy to provide the County, upon request,
example scopes of work and/or report examples that illustrate our standard approach, task lists,
and methodology.
The following statement of qualifications outlines our firm history, personnel background, and
qualifications with references. You will deal directly with me, owner and President of Hunden
Partners, and the primary contact and signer of any contracts. Should you have any questions,
please contact me directly on my mobile phone at 312-933-3637 or at my email at
rob@hunden.com. We appreciate opportunity to work with you.
Sincerely,
Robin Scott Hunden, CEO
(M) 312-933-3637 | rob@hunden.com
Areas of Expertise:
▪Hotels, Residential, Retail, Restaurant, Office
▪Arenas, Stadiums & Sports Complexes
▪Entertainment & Mixed-Use Districts
▪Amphitheaters & Performance Venues
▪Arts, Cultural Facilities & Attractions
▪Convention, Conference & Expo Centers
▪Higher Education Amenities and Assets
Services:
▪Market Demand & Financial Feasibility Analysis
▪Economic, Fiscal & Employment Impact Analysis
▪Placemaking & Destination Analysis
▪Public Incentive Analysis
▪Policy/Legislation Consulting
▪Solicitation & Selection Services
▪Project Implementation Services
Our Team and Strategic Partners. We are committed to building an expert team with
a variety of backgrounds, skills, and views. As a certified LGBT Business Enterprise with
staff representing all manner of diverse realities, seen and unseen, we seek a variety of
perspectives in our team. We strive to continually expand with even more diverse humans.
We actively seek to engage expert partners who appreciate and actualize diversity, equity,
and inclusion in our daily work on behalf of clients.
Our Work. Since our incorporation in 2006, Hunden Partners has provided services for hundreds of client projects worldwide
for public, non-profit and private sectors. We focus on transformative projects that synergize with their surrounding
neighborhoods and assets. We engage the public and stakeholders on behalf of our clients in the most diverse communities
in the U.S., making sure that the outreach is inclusive of all communities and stakeholders. Hunden is committed to telling
the truth so that communities invest in projects that generate an improved quality of life for all residents.
Hunden Partners is a full-service real estate development advisory practice that provides public and private sector
clients with confidence and results so they can move their project from concept through execution. Hunden specializes in
the intersection of tourism development, economic development, and destination real estate development. Hunden has
a passion for data-driven analytics and recommendations that lead to sound and actionable strategies for development
success. We do not take a cookie-cutter approach.
For nearly 30 years, Mr. Hunden has provided economic development, finance,
and planning expertise and has conducted more than 1,000 feasibility and
economic impact studies, including for some of the most notable transformative
development projects in the U.S. He has had a hand in the development of
more than $20 billion in completed or underway, transformative projects. With
a background in economics, real estate and tourism development, Rob brings
trusted industry expertise to guide destination development and tourism
oriented projects from concept to execution. Areas of specialty include major/
minor league and university sports and entertainment districts, convention
centers, hotels, youth sports complexes, multi-use arenas and event centers, and
innovation and entertainment districts across North America.
Distinguished by his synthesis of critical analytics with placemaking, planning,
programming and design, Hunden ensures smart, supportable and transformative
developments. His expertise extends to entire districts and downtowns, including
notable projects such as the KC Power & Light District, Indy Eleven Park, T-Mobile
District in San Juan, the planned Gateway District on KU’s campus, the planned
Dallas Convention Center downtown district, and many others across North
America. Hunden’s guidance and expertise is not limited to simply completing
studies; it’s about shaping projects and destinations to support thriving
communities, exemplified by Fort Worth Stockyards, downtown Indianapolis,
Chicago Riverwalk and Navy Pier expansion, and more.
Mr. Hunden’s public-private project and economic development career began
at the Indianapolis Bond Bank and the Indianapolis Mayor’s Office from 1996
through 1998, where he managed more than a dozen projects, including the 1999
Indiana Convention Center expansion, the RCA Dome expansion, development
of the 650-room Marriott and Conseco/Bankers Life/Gainbridge Fieldhouse. He
also worked on the repurposing and conversion of Glendale Mall, Union Station,
and the development of the Emmis Headquarters on Monument Circle. From
1994 to 1996, he worked in financial consulting in the Washington, DC area for
clients including six presidential candidates.
Rob has written articles on downtown development and taught college-level
Destination Development, Tourism and related courses at Kendall College in
Chicago. He has also sat on advisory boards for the Center for Real Estate Studies
at Indiana University’s Kelley School of Business, DePaul University’s School of
Hospitality and for IAVM’s Allied Member committee. Mr. Hunden is a member
of Destinations International, the International Society of Hospitality Consultants
(ISHC), ULI, IEDC, IAVM, and ICMA. He has conducted IEDC panel discussions
and taught numerous professional development courses for IEDC over the
past 20 years. Mr. Hunden received a B.S. in Finance from Indiana University in
Bloomington, Indiana.
Rob Hunden
CEO / President
Project Director
Career Background
• Hunden Partners
• Johnson Consulting
• Horwath Landauer/Grubb & Ellis
• Indianapolis Bond Bank
• Huckaby & Associates, D.C.
Select Associations & Thought Leadership/Speaking Affiliates
• Destinations International
• International Society of Hospitality
Consultants
• International Economic Development
Countil
• Urban Land Institute
• International Association of Venue
Managers
• International City/County
Management Association
• International Council of Shopping
Centers
• Coliseum Conference
• Association of Luxury Suite Directors
• P3 Conference/Convention Sports &
Entertainment Facilities Conference
• Entertainment Experience Evolution
Conference
Select Contributions to Articles & Publications
• Crain’s Chicago Business
• Crain’s New York Business
• Indianapolis Business Journal
• Sports Business Journal
• Urban Land Magazine
• IEDC Economic Journal
As the Executive Vice President of Consulting at Hunden, Ms. DeRose’s
primary focus is overseeing the complete project pipeline from proposal
creation and new business development through the delivery of final
market demand, financial feasibility, and economic impact analyses.
Additionally, Bethanie leads the execution of Hunden’s Placemaking Plans.
She has conducted destination tourism plans and strategies for dozens of
destinations across the U.S. and internationally.
Prior to joining Hunden, Ms. DeRose was involved in convention center
planning in Central America and global tourism readiness planning in
Europe, Asia, and the Middle East. Bethanie has also worked closely with
industry associations including the World Travel and Tourism Council on a
Global Tourism Readiness project as well as Destinations International on
the conventions and meetings product audit.
Bethanie’s background in hospitality operations management, sales
execution, and capital project management has informed her work in the
consulting sector and allowed her to maintain a hands-on approach in the
study efforts she leads. She serves as a point of client contact at each stage
of the study process. Developing relationships with clients is a passion-point
for DeRose, and she consistently serves as a resource to destinations, cities,
and countries for years after the initial study phase is complete.
DeRose is a recognized industry leader and was recently named to the
2023/2024 Association Board of Director Slate for Destinations International.
Bethanie DeRose,
CDME
Executive Vice President, Consulting
New York, New York
Quick Facts
• Over 10 Years of Destination
Development Consulting
• Rutgers University, New Brunswick, NJ
Professional Affiliations
• US Travel Association -
Pillar Member, 2024-Present
• UNWTO - Member, 2024-Present
• Destinations International Association -
Board Member, 2023-Present
• ULI Philadelphia Chapter -
Member, 2023-Present
• World Travel & Tourism Council -
Corporate Member, 2019-Present
• IAVM - Associate Member,
2016-Present
Relevant Projects Include:
• Frisco, TX - Firefly Park
• Boca Raton, FL - Center for Arts & Innovation
• San Juan, PR - Grand Reserve
• La Cruz, Costa Rica - Costa Elena
• Charlotte, NC - Convention Center Expansion
• Denver, CO - Convention Center Expansion
• Raleigh, NC - Arts & Convention Campus Expansion
Select Tourism Project Clients Include:
• Hawai’i Tourism Authority
• Rochester MN Convention & Visitors Bureau
• Visit Denver
• Little Rock Convention & Visitors Bureau
• Philadelphia Convention & Visitors Bureau
• Raleigh Convention & Visitors Bureau
• Discover Santa Clara
• Finger Lakes NY Regional Tourism Council
www.hunden.com
Career Background
• JLL Global Tourism Practice -
Executive Vice President
• Strategic Advisory Group -
Associate Consultant
• The Chelsea - Operations
Manager
As the Executive Vice President of Tourism at Hunden, Mr. Burress’s primary
focus is on the execution of Hunden’s Placemaking Plans and associated
destination development studies and implementation efforts, including
major tourism-inducing assets such as entertainment, sports, and convention
facilities, and events.
A seasoned leader in the DMO world, Mr. Burress led two destinations
through years of placemaking and tourism efforts, in addition to furthering
quality-of-life assets for residents. In the destinations that Jay has led, he has
worked closely on development projects with elected officials, Chambers of
Commerce, Economic Development departments, and local stakeholders
from ideation to research, fundraising, and operations.
For ten years, Jay’s role as President & CEO at Visit Anaheim centered on
the goal of bringing the DMO into the future. He accomplished this through
new market sales and marketing initiatives, new product development
and placemaking, and community engagement. Jay managed seven
direct reports and reported to a Board of Directors. Through the Anaheim
Convention Center expansion, Jay was able to grow citywide convention
business from 35 bookings each year to 52 bookings each year. Jay grew
the organization’s budget from $12M to $22M and staff from 50 employees
to a peak of 72 in 2020. He also created a regional Sports Commission, a
community foundation (Visit Anaheim Cares), and an LLC to own and hold
their own events and conventions (Enterprise Anaheim).
Jay E. Burress
Executive Vice President, Tourism
Dallas, Texas
Career Background
• Visit Anaheim - President & CEO
• Experience Arlington - President & CEO
• Visit Dallas - Multiple Roles
Quick Facts
• Nearly 40 Years of Industry Experience
• Baylor University, Waco, Texas
Professional Affiliations
• US Travel Association -
Board of Directors, 2011-2023
• Meetings Mean Business -
Board of Directors
• Destinations International Foundation -
Board of Directors , 2015-2017
• Destinations International -
Board of Directors, 2017-2019
• CalTravel -
Board of Directors, 2016-2023
• CalTravel Foundation -
Founding Board Chair, 2022-2023
• Visit California -
DMO Advisory Council
• Orange County Visitor Association -
Chair, 2017-2019
Major Initiatives and Projects Include:
• Anaheim, CA: Anaheim Convention Center Expansion, Anaheim Grand
Plaza, Anaheim Sports Park
• Anaheim, CA: Created and founded Enterprise Anaheim, LLC. – a for
profit corporation to create, own and operate special events, tradeshows
and other entrepreneurial efforts
• Arlington, TX: Experience with mega-events including Super Bowl XLV,
NBA All-Star Game, Cotton Bowl, two World Series MLB Championships,
etc.
• Arlington, TX: Created an Arlington Cultural Tourism Council to
reorganize an Arts Grant program for the City of Arlington
• Arlington, TX: Developed a 501 (C) 3 organization, Friends of Experience
Arlington, for support of DMO efforts, research, sponsorship and grant
writing efforts
• Dallas, TX: Planned and managed hosting of the largest international
travel trade show for travel to the US, International Pow Wow 2000
creating $300 million in economic impact for Dallas and Texas
• Dallas, TX: Supervised international tourism offices including Argentina,
Brazil, Chile, China, Germany, Mexico and the United Kingdom
www.hunden.com
Steven Haemmerle is a senior real estate professional with over 30 years of
public, private, and not-for-profit real estate experience, including strategic
planning, the development of high-profile mixed-use projects, large-scale
project management, architecture, and real estate operations. Steve has
a unique understanding of real estate strategy, is skilled at organizing and
completing complex projects, leading experienced teams of professionals,
and developing projects in the public, private, and not-for-profit sectors.
Mr. Haemmerle recently joined Hunden Partners but has had a working
history with the firm for over 10 years. He is currently working with Hunden on
development and implementation advisory efforts in Corpus Christi, Texas, for
a new convention center district and in Lawrence, Kansas, on a new stadium
and mixed-use district for the University of Kansas. He is actively engaged in
many other projects throughout the country.
Steve served as Executive Vice President of Navy Pier, Inc. from 2011 to 2019,
and was responsible for all real estate development at Navy Pier. Steve was
responsible for the creation and implementation of the Centennial Vision,
the framework plan for the redevelopment of Navy Pier. The framework plan
has and continues to guide the Pier’s redevelopment efforts. Much of the
transformation of Navy Pier has been completed, including its exterior public
spaces and the retail portions of the interior. Steve negotiated agreements
with the architects, consultants, and contractors for the project as well as
leases with Chicago Children’s Museum and Chicago Shakespeare Theater
that allowed them both to expand their presence at the Pier. Steve sourced and
negotiated a complex air-rights lease with a private entity for the development
and operation of a hotel and rooftop venue at the Pier’s historic East End. All
told, nearly $400M has been invested in Navy Pier since 2010.
Steve also worked for the Metropolitan Pier and Exposition Authority in
Chicago, the owner and then operator of both McCormick Place and Navy Pier.
McCormick Place is the largest convention facility in North America. During his
tenure there, Steve served as the Executive Director of Development and was
responsible for all real estate development and capital projects there. Steve
directed the $1.2B McCormick Place West Expansion, including the oversight
of all land acquisition, entitlements, zoning, environmental remediation, land
planning, design, and construction activities.
Steven Haemmerle
Executive Vice President of
Development Services
Chicago, Illinois
Quick Facts
• 30+ Years of Industry Experience
• MBA from the University of
Chicago Booth School of
Business
• Bachelor of Architecture from
University of Notre Dame
• 2011-2019 Executive Vice
President of Navy Pier, Inc.
Relevant Experience:
• Oversight of all real estate development activities at McCormick Place in Chicago.
• Negotiated design-build proposals for the $850M McCormick Place West Expansion.
• Oversaw the design and initial design-build activities for the addition of a 465-room tower and the renovation of the
existing 800 rooms at the Hyatt Place Regency McCormick Place.
• Creation and implementation of the Centennial Vision, the framework plan for the redevelopment of Navy Pier.
www.hunden.com
Professional Qualifications
Waterfront Destination Development
Branson, MO - Branson Landing
Broward County, FL - Placemaking Action Plan*
Carlsbad, CA - Placemaking Action Plan*
Chester, PA - Stadium & Riverfront District
Chicago, IL - Navy Pier Redevelopment Master Plan
Chicago, IL – Chicago Riverwalk Expansion
Chicago, IL - South Side Lakefront Mixed-Use District
Clearwater, FL - Downtown Mixed-Use Development
Columbus, OH - Scioto Mile Destination District
Corpus Christi, TX - American Bank Center District
Covington, KY - Central Riverfront Redevelopment
Davenport, IA – Riverfront Mixed-Use Master Plan
Galveston Island, TX - Sustainable Tourism Development Plan*
Great Lakes Bay, MI - Destination Development Plan
Gulf Shores, AL - Entertainment Development
Hampton, VA – Downtown/Riverfront Analysis
Hawaii Tourism Authority - Convention Center Analysis;
Governance Study; Short-Term Rental Analysis*
Lee County, FL - Placemaking Action Plan*
Miami Beach, FL - Convention Center Feasibility Study;
Development Advisory & HQ Hotel*
Mills, WY - Riverfront Mixed-Use Development
Michigan City, IN – Lakefront and North End Plan
Milwaukee, WI - Deer District
Nassau County, FL - Placemaking Action Plan*
Oceanside, CA - Placemaking Action Plan
Orlando, FL - Multiple Projects
Pawtucket, RI - Stadium & Mixed-Use District
Pinellas County, FL - Placemaking & Development*
Portsmouth, VA – Downtown/Riverfront Analysis
San Juan, PR - Convention Center & Mixed-Use Development*
Sarasota, FL - Placemaking Action Plan*
State of New Hamphire - Placemaking Action Plan*
Tacoma & Pierce County, WA - Placemaking Action Plan*
Tahoe City, CA - Mixed-Use Redevelopment
Tampa, FL - Placemaking Action Plan and Event Strategy*
Visit California - Regional Tourism Strategic Plans*
Warren County, NY - Tourism Competitive Markets
Westbrook, ME - Rock Row District
* Completed by Executive Staff at a prior firm
Tourism & Destination Development Master Plan
Oceanside, California (2022 - Present)
Hunden collaborated with MMGY NextFactor (Hunden or Team) to develop a Tourism Master Plan/Destination Development
Plan (Plan) for Visit Oceanside (VO or Client). The City of Oceanside is a small coastal community located in San Diego
County, California. The goal of the study was to provide concrete, incremental steps for Oceanside’s development as a
tourist destination, driving diverse demand opportunities throughout the year and mitigating highly impacted times and
locations. The Plan includes strategies for stewarding City of Oceanside tourism into a sustainable future through the
guidance and criteria set forth by a VO-obtained Global Sustainable Tourism Council Destination Assessment.
Hunden executed a detailed assessment of the current and future state of VO’s visitor economy. Additionally, assessments
were made of the history of the City’s tourism industry and assets, the City’s current assets and impact, and the opportunities
for growth within the market.
In order to arrive at the final deliverable Product Development Recommendations and Opportunity Priorities, the Team
focused on the main quality objectives as outlined by the city:
• Quality of the Economy – Shape and expand the economy in ways that ensures its long-term sustainability,
• Quality Visitor Experience – Continue to provide an excellent visitor experience that highlights Oceanside’s
sustainability values and keeps visitors coming back,
• Resident Quality of Life – Maintain and enhance the elements that make the community a truly special place to
reside, and
• Quality of Environmental impact – Lead the tourism industry in implementing sustainability principals,
positioning the community as a national and international leader in destination stewardship.
The Board unanimously endorsed the Tourism Master Plan.
City of Oceanside
Leslee Gaul, President & CEO of Visit Oceanside | leslee@visitoceanside.org | 858-355-9081
Professional Qualifications
Waterfront Destination Development
County-Wide Tourism Master Plan
Hamilton County, Indiana (2022 - Present)
Hunden Partners was engaged by Hamilton County Tourism and the Hamilton County Sports Authority to develop a 10-
year comprehensive tourism master plan and action plan (Plan) for the County. Through funding provided by a federal
EDA travel, tourism and outdoor recreation grant, the County is seeking to understand existing tourism demand and help
stimulate economic impact for its four fast-growing cities: Carmel, Noblesville, Fishers, and Westfield. The multidisciplinary
Hunden Team is composed of tourism, travel, sports, entertainment, and event industry experts from: MMGY NextFactor,
Tourism Economics, Legacy Sports Group, and Sports Facilities Companies.
The visionary goals for the master plan include:
• Inspire Business of Entertainment Sports and Tourism development (BEST) in the County,
• Provide the Client, including the four rapidly growing cities located in the County, with a 10-year roadmap and
action plan, and
• Identify clear steps forward to provide the best in sports, entertainment and event experience for both residents
and visitors to the community.
Hunden has executed a detailed assessment of the current and future state of the County’s visitor economy. Stakeholder
engagement, visioning sessions, comparable destination profiles, workforce and DEI initiatives, and financing strategies
were all assessed. Additionally, assessments were made of the history of the County’s tourism industry and assets, the
County’s current assets and impact, and the opportunities for growth within the four major market segments.
These analyses culminated with the final Master Plan deliverable inclusive of three primary strategy outcomes: Tourism
Investment Priorities Plan, Tourism Financial Sustainability Plan, and Tourism Workforce Development Strategy. Hunden is
now conducting further deep-dive market and financial feasibility analyses for the top eight recommended future projects.
Hamilton County Tourism
Brenda Myers, Executive Director | bmyers@hamiltoncountytourism.com | 317-848-3181
Karen Radcliff, VP & Chief of Strategy Officer | kradcliff@hamiltoncountytourism.com | 317-590-4342
Chicago Navy Pier Centennial Vision Redevelopment; Sable Hotel; Developer Solicitation Process
Chicago, Illinois (2013-2019)
Hunden assisted Navy Pier, Inc. with its renovation and expansion, including deal development and developer selection for
the new Sable hotel. Hunden analyzed the expansion plan, conducted public sector risk analysis, and projected the future
results of all revenue streams, which include.
• Tour Boats, Restaurants, Retail, Kiosks and Carts, Attractions & Pier Park Rides
• Advertising & Sponsorships
• Festival Convention Hall Events, Ballroom Food & Beverage
• Special Events & Entertainment; Nightlife District
• New Hotel
Hunden also projected the new tax impacts of the project on city, county and state. Hunden then conducted the hotel
developer selection process. This process included creation of the developer RFQ/P documents and management and
promotion of the opportunity. Hunden reviewed the submittals and conducted interviews, management of the shortlisted
firms, evaluations and rankings, and negotiations with the top firm. The resulting project was financed, built, and opened
as Hotel Sable at Navy Pier in 2020.
Prior to joining Hunden Partners, Executive Vice President Steve Haemmerle served as the Executive President of Navy Pier,
Inc. for eight years, and spearheaded the Pier’s Centennial Vision redevelopment. In addition to many other transformative
changes at the Pier, Steve negotiated agreements with the architects, consultants, and contractors for the Centennial
Vision project as well as leases with Chicago Children’s Museum and Chicago Shakespeare Theater that allowed them both
to expand their presence at the Pier.
Navy Pier, Inc.
Marilynn Gardner, President & CEO of Navy Pier | mgardner@navypier.com | 312-595-5032
Entertainment District Master Plan; P3 Advisory Services
Dallas, Texas (2021 - 2023; 2024-Present)
Hunden Partners led the convention center and mixed-use development market, financial and impact analysis as part of the
larger WSP master plan team contracted to create the Kay Bailey Hutchison Convention Center Dallas (KBHCCD) Master
Plan, which was followed by Advanced Planning. The implementation of the master plan was projected to be a multi-year
development of a 30-acre mixed-use district, a renovated arena and a new/expanded convention center, which will have
the largest ballroom in the U.S. The Master Plan focused on creating a synergistic walkable development that provides
continuity between the KBHCCD, other City-owned properties, private development(s), and transportation initiatives.
Hunden conducted a thorough market demand analysis for the convention center market, HQ hotel, and multi-use mixed-
use district surrounding the new facility, including review of current offerings, historical performance, and business model
review. The scope also included an economic, demographic, and tourism analysis, a comprehensive convention center
competitive set analysis, support amenity analysis, and a headquarter hotel package analysis. Hunden then worked with
the planning team to create a convention center needs and program for the expansion/modification of KBHCCD.
Once the program was established, Hunden created demand and financial projections to determine how the market would
absorb the recommended $6 billion in developments. From there, Hunden completed economic, fiscal, and employment
impact models to determine the direct, indirect, and induced impacts generated by projected visitors to the re-imagined
Dallas Convention Center, as well as the mixed-use district. Hunden also identified one of the key financing tools used for
the project, the Project Finance Zone, which allowed for a redirection of state hotel tax receipts to the project.
Hunden continues to refine the plan, program, projections, and funding execution, as well as provide advisory services to
the City.
City of Dallas
Dan Baer, Senior Vice President & National Planning Lead for WSP | daniel.baer@wsp.com | 212-465-5121
Multiple Community-Wide Development Studies
Bentonville, Arkansas 2017
2024. The Hunden Team, including Convergence Design and Retail Property Solutions, was engaged by Runway Group,
LLC to conduct a market demand study to determine the opportunity for new retail developments throughout Bentonville.
The study included a through retail market analysis of data and existing conditions that pointed to whether the different
sites/areas of focus can access and accommodate desired tenants and uses.
2018. Hunden was engaged by a private client in Northwest Arkansas to conduct a comprehensive market, financial
feasibility and economic impact analysis to determine whether a new velodrome would be responsive to the current and
projected needs and interests of the cycling community and the local community. Hunden considered options, such as a
premier indoor, 250m, concessions, meeting rooms and a pro shop, and other scenarios. Demand, financial and impact
projections were made for the various scenarios considered and recommended.
2016; 2018. Hunden worked with Green Circle Projects of Springfield, Missouri on two separate projects to study and assist
in the planning of a potential agrihood development in Bentonville, Arkansas. A primary source of working knowledge
came from understanding similar agrihood and/or pocket neighborhood developments nationwide. This project, the first
agrihood in Arkansas, was developed, fully realized and successfully opened as the Red Barn apartments and townhomes
neighborhood just minutes from downtown Bentonville. The community is centered around an urban farm and bike trails.
2017. Hunden worked with representatives at the NWA Downtown Revitalization Fund to study the downtown hospitality
market to determine if opportunity existed to develop a new hotel package. The study’s purpose was to attract and entice
interest from select-service, extended-stay, and/or limited-service hoteliers, developers, leading institutions, management
companies, and franchises by identifying the gaps and opportunities in the local market and determining the optimal ROI.
2015. Hunden worked with the City of Bentonville and the Bentonville CVB to study the hotel, convention, conference, and
events market to determine if opportunity existed to develop a convention center and hotel package. Hunden determined,
through the comprehensive analysis, that based on the strong performance of competitive and comparable local and
regional facilities, that there was a demand for large quality ballroom and convention spaces.
2010. Hunden was retained on multiple occasions as par of a larger effort to develop Bentonville into a complelling
downtown and an attractive area for potential employees. Efforts and studies included the Crystal Bridges Museum, a 21C
hotel, and other destination developments.
NWA Downtown Revitalization Fund / Visit Bentonville
Kalene Griffith, President of Visit Bentonville | kalene@visitbentonville.com | 479-877-0077
www.hunden.com
Hunden collaborates with our Clients to narrow in on an appropriate scope of work that addresses the key questions central
to the development and repositioning of vital real estate projects.
Hunden’s methodology for market research typically includes the following efforts:
• Industry Trends. Hunden will cover the trends that influence how and where people want to shop, eat/drink, and
be entertained as part of those experiences, and how recent macro events like Covid-19 and work-from-home
have shifted these trends. We will assess the same for office and residential development in and around such
districts. In addition, Hunden will cover key drivers of demand, financial realities, including typical metrics and
cap rates, and others, as relevant.
• Market Performance. Supply, Demand, Rates, Absorption, and other key metrics of Albany and surrounding
markets, in time-series charts and data tables, using CoStar, Smith Travel Research, Pollstar and other analytical
tools. Hunden will include a map of area submarkets and key nodes of asset clusters.
• Submarket Performance. Specific to the more immediate Project area, Hunden will research Supply, Demand,
Rates, Absorption, and other key metrics of the submarket, provided in time-series charts and data tables, using
CoStar, STR, Pollstar, and other analytical tools.
• Competitive Set Identification & Performance. Profiles of leasable spaces or developments (location, size,
quality, age rates, vacancy), absorption and time-series of performance. A competitive set supply map will
profile location and consider nearby supportive uses, such as residential, hotels, event facilities, office clusters,
attractions, and other support/demand generators.
• Proposed and Under Construction Projects. Hunden will profile the relevant projects underway or imminent
and consider those as part of the future competitive set absorption dynamic.
• Demand Interviews. Hunden will interview competitive set management to understand what business they are
accommodating and the type of business that they believe may be going to other locations outside of the site
area due to quality, space availability and other issues. These interviews are critical to a true understanding of
the market beyond what historical statistics show and portend. This is a step that Hunden always includes that
many firms do not.
• Walkability Heat Map. Hunden also has the capacity to create heat maps that show where people walk inside
or outside of a venue or district over a chosen period of time. Hunden will use this tool to help understand the
Project site area today, as well as the comparable developments.
Report/Analysis Composition
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• Implications for the Project. Hunden will understand what is supported in the market, what is recommended,
likely absorption timing/phasing and other key points that will set up the demand, financial and impact projections.
• Hunden is committed to producing data-based demand and financial projection models that present projections
from each component and then combine the results into a district financial projection. The projections help the
public and private sectors understand the total investment, the total return and any financial feasibility gaps.
• Hunden also conducts economic, fiscal and employment impact analysis to determine the direct, indirect, and
induced impacts, including the tax revenues that are generated by redevelopment projects. Our models consider
net new recaptured and induced spending only (versus gross spending) to ensure that substitution spending is
netted out of the impacts. Hunden uses one of the industry’s most relied upon multiplier models, IMPLAN. This
input-output model estimates the indirect and induced impacts, as well as employment impacts, based on the
local economy.
As cities look to revitalize underutilized real estate and recoup lost commercial and retail revenue, mixed-use districts can
bolster the tax base and attract new investment, businesses, and residents to the area. What’s more, they create meaningful
opportunities for residents and tourists to connect, enjoy, and experience the best a community has to offer.
Milestones and Touchpoints
• Kickoff Organizing Call – Once the administrative engagement paperwork process is complete, Hunden will
schedule an initial kickoff organizing call/Zoom with the Client team for introductions and to schedule the in-
person site visit, tours, and meetings. Hunden will send a kickoff memo outlining requests for data, scheduling
arrangements, and key contact information.
• Site Visit/Local Discovery – Members of the Hunden key personnel team will travel to Hawai’i County and the
project site to conduct an in-person kickoff trip with the Client, including stakeholder meetings and interviews,
site tours, and tours of surrounding demand generators.
• Circle Back Call – After the kickoff trip, Hunden will schedule a ‘circle-back call’ with the Client to wrap up data
requests and any outstanding discovery phase items.
• Check-In Calls – Throughout the market research tasks, Hunden can schedule check-in calls with the Client to
ensure timely forward direction through the study process.
• Market Findings Presentation (deliverable) – Hunden will present a PowerPoint-style deliverable of market
findings electronically to the Client. This will include the recommended scenarios and findings for the Client to
consider.
• Draft Analysis (deliverable) – Hunden will complete all financial and impact modeling and compile the results
into a PowerPoint-style draft analysis of its financial outputs, which will be sent to the Client electronically for
review and comment.
• Final Analysis (deliverable) – After receiving comments from the Client on the draft analysis, Hunden will issue
its final PowerPoint-style analysis.
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Collaborative & Interactive Process
In order to achieve a work product quality, as well as efficiency to meet Client deadlines, Hunden Partners utilizes a quality
control process that involves multiple levels of review.
Report/PowerPoint Standards. Hunden has implemented business practices to assure quality control, coordination of all
disciplines, and a high-quality work product. Hunden has a linear process for fact checking, data confirmation, grammar
and syntax, and overall quality control checks that are conducted at every level, then finally by our project management
group. This process is outlined below:
• Project plan created and division of research and drafting responsibilities assigned by Project Management/
Senior Analyst
• Initial drafting process of content completed by Hunden analytical team
• First review content completed by Project Managers
• Corrections made on initial review by Hunden Analysts
• Second review of chapters, models and edits completed by Quality Assurance and Review team
• Corrections made on second review by Hunden Analysts
• Final review of content completed by CEO and Principal in Charge
Modeling Standards. Hunden’s CEO and Principal in Charge conducts quality checks on all financial and other models,
including all data inputs and outputs, formulas and calculations, and overall connectivity.
The quality assurance plan is in place to ensure the delivery of exacting information and reports. Each task shall be broken
down into discrete and sequential components, separated by milestones, at which sign-off on the deliverables of the
process component takes place. Hunden has a competent and trained staff to carryout independent checks of the critical
tasks and report, as required.
Client Engagement and Service Support Philosophy. All members of the Hunden Partners team believe in facilitating
thorough, comprehensive and transparent processes. At Hunden, we mitigate issues and concerns by prioritizing
transparency in communication, check-ins, education, reporting, and engaging presentations.
Regarding client engagement, we take a personal approach to working with each of our clients. The Client will have direct
line access to all key members of the project management team, including personal cell and email, from the negotiation
stage through delivery of final report and beyond. A customized scope of work, methodology, and timeline are designed to
meet your needs. The research is carried out in digestible milestone/work periods, during which the line of communication
between project management and client remains open and active for updates, questions, clarifications, etc.
Client and Stakeholder Input. Hunden believes that participation by and feedback from each client and key stakeholders
identified by the client is critical in order to arrive at the highest quality product, as no one knows the audience and local
climate better than the client team. Therefore, Hunden provides opportunities for the client to review report drafts and
provide comments/feedback, revisions, and direction at milestone check-ins throughout the study process.
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Hunden Partners’ data strategy includes over 30 years of professional experience achieved through research and studies,
participant response techniques, and investments in resources for properly vetted and valuable targeted data. A key
differentiator of Hunden is our investment in and access to data gathering resources such as Placer.ai, ESRI, STR, CoStar
Group, Lightcast, Knowland, Pollstar, AIRDNA, Mint+, and IMPLAN.
Geofencing research technology to gather data on consumer behaviors, demographics,
and visitor origins back to 2017 that provide insight into user group behaviors. Our
performance models are then used to support economic impact projections. We create
extreme custom data analytics and maps for any geographic place in the U.S.
Live entertainment data source in the U.S. and internationally.
GIS mapping and spatial analytics.
Smith Travel Research is a hospitality analytics tool used to measure and benchmark
hotel performances against other competitors set across the market.
Commercial property information and analytics.
Placer.ai
Pollstar
esri
str
CoStar
Lightcast
Knowland
AirDNA
STRAVA
IMPLAN
TomTom
Labor market data and analytics.
Vacation rental data and analytics.
A database of meetings activity occurring in many markets, primarily sourcing data
about meetings and events occurring at conference/convention hotels.
Tracks physical exercise which incorporates social network features.
Economic modeling and analytics software.
Datasets on traffic conditions, travel times, road network management and spatial data
analytics information.
Hunden is determined to use every reliable resource available to collect, compare, and analyze data for each project. We
are proficient at ascertaining data from the following (not limited to) sources: U.S. Census Bureau; U.S. Small Business
Administration; Data.gov; HUD; National Agencies; State/City/Town Public Agencies; and others.
Meetings Information Network database of information on organizations and their
meetings and events.
Mint+
Data Strategy & Analytical Tools
Sample Analytics Output
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