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HomeMy WebLinkAboutRD 7) Economist_PBR HAWAII FY26Economist June 30, 2025 Submitted to:Department of Research and DevelopmentCounty of Hawai‘i Submitted by: Response to Notice to Providers of Professional Services Fiscal Year 2026 June 30, 2025 Submitted by: Response to Notice to Providers of Professional Services Fiscal Year 2026 Submitted to:Department of Research and DevelopmentCounty of Hawai‘i Economist June 30, 2025 VIA EMAIL: chresdev@hawaiicounty.gov Mr. Benson Medina Director Department of Research and Development County of Hawai‘i 25 Aupuni Street, Suite 1301 Hilo, Hawai‘i 96720 SUBJECT: LETTER OF INTEREST FOR PROFESSIONAL ECONOMIST SERVICES FOR FISCAL YEAR 2026 Dear Mr. Medina: In response to the “Providers of Professional Services for FY2026,” PBR HAWAII is pleased to present the attached Statement of Qualifications for the following services: RD.7) Economist Based on the description provided and PBR HAWAII’s extensive experience in economic and fiscal impact assessment, community planning, master planning, physical planning, and conceptual subdivision design, we believe that our technical expertise demonstrates our capability to perform the necessary functions in a timely and cost-efficient manner. We appreciate the opportunity to submit our qualifications and look forward to working with the County of Hawai‘i Department of Research and Development. We are confident that PBR HAWAII can provide the technical expertise necessary to satisfy your planning and design related requirements. Sincerely, Vincent Shigekuni Executive Vice President Attachment P250642-1 ltr Firm Background Name of Firm or Individual, Principal Place of Business and Location of All of its Offices PBR HAWAII & Associates, Inc. is a multi-disciplinary consulting firm founded and based in Hawaiʻi for 55 years. We have a staff of 40 dedicated individuals, most of whom are accredited by professional organizations in their respective fields. PBR HAWAII has three licensed landscape architects, five certified planners (AICP), and three LEED Accredited Professionals (two LEED AP BD+C), and one Ph.D. Over the years, we have worked with nearly all county and state agencies that impact land use, and most of Hawai‘i’s prominent landowners. 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 Hawai‘i 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 Hawai‘i with an introduction to Hawaiian culture. PBR HAWAII 1001 Bishop Street, Suite 650 Tel: (808) 521-5631 Honolulu, Hawai‘i 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 Hawai‘i 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. The Age of Firm and its Average Number of Employees over the Past Year Based in Hawai‘i for 55years, 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 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 40 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. Resumes 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 initiatives throughout Hawai‘i and around the Pacific. At PBR HAWAII since 2015, Dr. Bouslog has led multiple engagements related to infrastructure finance, market and economic aspects of TOD and other initiatives on O‘ahu; strategic and business planning for community and conservation-oriented plans; and resort and visitor industry consultations. She has also directed numerous studies in support of affordable housing initiatives throughout the state, encompassing market studies, economic and fiscal impact assessments, 201H applications, infrastructure impediment analyses, and processing of rezoning or Interim Planned Development-Transit (IPD-T) permits. She enjoys balancing efforts between public and private sector interests, and has extensive work experience with State and county agencies in Hawai‘i. Prior to joining PBR HAWAII, Dr. Bouslog served as Forest City Hawaii’s development manager for the $770 million Kamakana Villages, a 2,200-home master planned community in partnership with the State of Hawai‘i, Housing Finance and Development Corporation. At Forest City, she also supported entitlement initiatives for a 19- megawatt solar farm in Kunia, O‘ahu. Prior professional ventures include founding and operating Mikiko Corporation, a real estate and economic advisory firm, and serving as Director of KPMG’s Hawai‘i Real Estate and Hospitality Consulting practice. In these capacities, Dr. Bouslog directed services for prominent government, resort, and community developments such as the U.S. Navy (Ford Island and bulk dispositions), U.S. Army (Residential Communities Initiative), Department of Hawaiian Home Lands, Mauna Lani Resort, Waikoloa Beach Resort, Hualālai, Kukui‘ula, Kō‘ele and Mānele, Hilton Hawaiian Village and Ho‘opili, as well as projects in Japan, South Korea, Malaysia, Saipan, Guam, and Palau. In 2013-14, she helped organize a 10+ party mediation to address a proposed critical habitat designation in West Hawai‘i, resulting in beneficial agreements between area landowners and the U.S. Fish and Wildlife Service. Dr. Bouslog has acted as expert witness numerous times before State and County agencies as well as in Circuit Court. In April 2016, her testimony before the Hawai‘i State Land Use Commission regarding Koa Ridge was cited in the Hawai‘i Supreme Court decision that upheld the project’s LUC redistricting. EDUCATION Ph.D. in Demography/Sociology, 1985 Cornell University MA in Sociology with minor in City & Regional Planning, 1981 Cornell University BA in Urban Studies, 1977 Stanford University PROFESSIONAL AFFILIATIONS Lambda Alpha International, Western U.S. Assistant Vice President; Former President, Aloha Chapter Rate Commission, City and County of Honolulu Former Commissioner East-West Center Foundation Former Board Member Community Housing Fund at Hawaiʻi Community Foundation Former Director Urban Land Institute, Hawai‘i Chapter Former UrbanPlan Chair & Mgt. Committee Kamehameha Schools’ for-profit subsidiaries including Bishop Holdings Corporation, Kamehameha Investment Corporation, KUKUI, Inc. and Pauahi Management Corporation Former Director on each entity MATTHEW NAKAMOTO | AICP PLANNER Mr. Nakamoto grew up on Oʻahu before moving to the East Coast to attend school at Bowdoin College and Cornell University. Upon moving home, Matt joined PBR HAWAII, where he is experienced in land planning and economic analysis. He is assisting in multiple efforts to support affordable housing initiatives throughout the state, preparing market studies and infrastructure assessments, supporting entitlement and permitting processes, environmental review documents, and developing long-range planning and policy documents. Recent and ongoing projects include Act 305 YIMBY Housing Study, Kāneaka Keauhou Market Assessment, the Samuel Mahelona Memorial Hospital Transit Oriented Development (TOD) EIS and land use permits, Waimea 400 Affordable Housing Master Plan, Market Study, and land use entitlements, Ledcor South Maui Properties and Improvements EIS, and Waikoloa Workforce Rental Housing Market Overview. Prior to joining PBR HAWAII, Mr. Nakamoto worked on a variety of affordable housing and climate resilience projects in New York, Washington, and Maine, focused on pre- and post-disaster resilience, including a project funded by The Nature Conservancy to assess ecological and social outcomes of State Property Buyout Programs. EDUCATION Master of Regional Planning, 2023 Cornell University Bachelor of Arts, Environmental Studies and Economics, Minor in Urban Studies, 2021 Bowdoin College ACCREDITATIONS American Institute of Certified Planners, 2024 PROFESSIONAL AFFILIATIONS American Planning Association, Hawaiʻi Chapter Member Urban Land Institute Member, Young Leaders Executive Committee Client References 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 dean.minakami@hawaii.gov Adam Roversi County of Kaua‘i Housing Agency (808) 241-4440 aroversi@kauai.gov Michael Shibata University of Hawai‘i (808) 956-4342 shibatam@hawaii.gov Craig Nakamoto Hawai‘i Community Development Corporation (808) 594-0300 craig.k.nakamoto@hawaii.gov @hawaii.gov Audrey Awaya Pacific Housing Assistance Corporation (808) 523-5681 aawaya@pacific-housing.org Relevant Project Experience Any Promotional or Descriptive Literature Which the Individual or Firm Desires to Submit Liliha Civic Center Master Plan & Iwilei Infrastructure Master Plan, O‘ahu PBR HAWAII provided 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 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 Oʻahu Railway and Land Company buildings. PBR HAWAII also prepared and processed a programmatic Environmental Impact Statement (EIS) to support the master planning efforts. Pacific Housing Market Study, Hawai‘i Pacific Housing Assistance Corporation proposed Na Hale Makoa, a 140-unit affordable workforce housing development on a ±10.3-acre site owned by the County in Waikoloa Village, Island of Hawai‘i. The project was targeted for households with incomes ranging from 30% to 140% of the Area Median Income (AMI). PBR HAWAII prepared this market study to support the developer’s Consolidated Application for Hula Mae Multi-Family Bond program, and other Federal and State LIHTC financing, and in satisfaction of Section 42 (m)(iii) of the U.S. Internal Revenue Code. Waiākea Peninsula Market & Site Plan, Hawai‘i PBR HAWAII prepared a preliminary site assessment and strategic market outlook for selected existing and potential future land uses on approximately 101.1 acres of land surrounding Banyan Drive on the Waiākea Peninsula, near downtown Hilo, on the island of Hawai‘i. With caveats that the State of Hawai‘i regain control of the 62.6-acre golf course lands in the center of the area, and that safety, security, and maintenance of common areas be improved, the study evaluated strategic outlooks for cultural and historical uses; a community center; mobility solutions; hotel, entertainment and retail uses; and appropriately located rental housing. HHFDC Act 305 Housing Study, Statewide Act 305, Session Laws of Hawai‘i 2022, also known as the “Yes in My Backyard Act,” charged HHFDC to convene a statewide working group on affordable housing to foster increased inter-agency coordination, raise public awareness of ongoing State and county efforts to reduce barriers to affordable housing development, and propose related legislation. PBR HAWAII assisted HHFDC by conducting research, conducting outreach to stakeholders, and convening a third Working Group meeting based on priorities established in HHFDC’s prior Working Group efforts. PBR HAWAII also assisted Working Group members in identifying high priority affordable housing projects with public nexus and near-term potential, and recommending infrastructure investments to facilitate these developments. Preliminary Market and Business Overview for Hakuhia, O‘ahu The First Presbyterian Church of Honolulu, owner of the approximately 246-acre former Ko‘olau Golf Course property in Kāne‘ohe, O‘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. Waimea 400 Affordable Housing Master Plan/Land Use Entitlements, Kaua‘i In 2019, the County of Kaua‘i purchased a 417-acre property in West Kaua‘i between Waimea and Kekaha referred to as “Waimea 400.” With extensive input from the community, PBR HAWAII developed an adaptive conceptual master plan that can be adjusted over time based on the potential impacts of sea level rise, groundwater intrusion, and climate change. Permanent structures are located at higher elevations and areas not anticipated to be impacted by anticipated sea level rise exposure. The project included an initial survey that received over 700 responses identifying the community’s desired uses for the site; and a design challenge where area high school students learned about land use planning and developed their own master plans for the site. The plan envisions continuing the relationship with the schools and community in applying traditional ecological knowledge in the adaptive management of the site and becoming the learning grounds for incubator and innovative agriculture, wetland restoration, affordable and transitional housing, and community-based recreational spaces. The project received the 2022 American Planning Association, Hawai‘i Chapter Honorable Mention award in Outstanding Planning. PBR HAWAII also completed a market assessment for housing within the Waimea 400 project, including up to 500 residential units to be provided as multifamily rentals as well as multi- and single-family leasehold for-sale units. The housing considered is intended to support West Kaua‘i primary residents who may struggle to participate in the open real estate marketplace, with a mixed-income community serving households earning between 30% and 140% of the AMI. Market study conclusions address recommended target markets, development densities, bedroom mix, unit sizes and estimated absorption and supportable pricing over a 15-year assumed period. In the next stages of implementation, PBR HAWAII has been further engaged to prepare a site plan for the roughly 60 acres dedicated to affordable housing and to process related land use entitlements including a State Land Use Boundary Amendment, an HRS Section 201H-38 Application, and a National Environmental Policy Act EA. Community engagement is also included and integral to developing the affordable housing site plan. Over 150 people attended the first kick-off community workshop. PBR HAWAII will also establish and maintain a project website and prepare a market assessment and an economic and fiscal impact assessment of the affordable housing elements of Waimea 400. UH West O‘ahu Student Housing & University District Lands Market Study, O‘ahu The University of Hawai‘i System (UH) retains approximately 500 acres of land in the ‘Ewa district and Honouliuli ahupuaʻa, island of O‘ahu, for the UH West O‘ahu (UHWO). These lands encompass the UHWO campus and a surrounding area known as the University District Lands (UDL). The University sought a market assessment for student dormitories on the campus, and housing and commercial uses in the UDL, with the intent to support UHWO enrollment and operations. PBR HAWAII engaged and managed subconsultants Scion Advisory Services and Zonda Advisory, documenting detailed conclusions regarding: • Immediate/short-term demand for student dormitory units on the campus. • Longer term build-out of the UDL, considering demand for rental apartments; built to rent units; for-sale fee simple and leasehold residential units; retail uses; office uses; and commercial uses. Ledcor South Maui Properties and Improvements, Maui PBR HAWAII was contracted by Ledcor Maui LP to prepare an EIS for the eight remaining zoned parcels in the Wailea Resort Master Plan, located in the Kamaʻole, Paeahu, and Palauea Ahupuaʻa of Maui. The EIS covers the future residential communities as well as related roadway and infrastructure improvements, including the one-lane widening of Piʻilani Highway at Kilohana Drive. PBR HAWAII also supported the EIS by preparing the public fiscal and economic impact study and landscape plant palette for the proposed improvements. Halewaiolu Senior Residence - Economic & Fiscal Impact Assessment, O‘ahu Halewaiolu is a 156-unit rental housing project planned to support senior households with incomes of 80% or less of the AMI. 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 Hawai‘i and City revenues; and 2) evaluated the project’s impacts on spending and incomes in Chinatown and other immediate neighborhoods. 1538 Kapi‘olani Blvd., 1564 Kalākaua Ave., and 765 Amana St., Econ-Fiscal, O‘ahu JL Capital proposes to develop three residential projects in the Ala Moana area of O‘ahu, at 1538 Kapi‘olani Blvd., 1564 Kalākaua 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 Kalākaua 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 Hawai‘i. 1500 Kapi‘olani Blvd Redevelopment, O‘ahu 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. OM Kūhiō at Waikīkī (Lilia Waikīkī), O‘ahu In partnership with landowner Queen Emma Land Company, OliverMcMillan planned and developed a vibrant mixed-use redevelopment of 2.5 acres fronting Kūhiō Avenue. OM Kūhiō at Waikīkī (now known as Lilia Waikīkī and developed by Brookfield Residential Properties Inc.) addresses the need for more workforce housing within one of O‘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. Sky Ala Moana Redevelopment, O‘ahu 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. Pūlehunui Master Plan Development, Maui PBR HAWAII prepared and processed an Environmental Impact Statement (EIS) for the Pūlehunui Master Plan Development, a project area of over 1,150 acres in Pūlehunui, 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 Pūlehunui 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 Hawai‘i. 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. Keahumoa Place, Oʻahu Michaels Development Company (“Michaels”) contracted PBR HAWAII to prepare and process approvals under Chapter 201H, Hawai‘i Revised Statutes for an affordable housing rental project. Michaels was selected (through a request for proposal process) to develop the Hawai‘i 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 AMI. Construction of all phases is expected to be complete in the first quarter of 2020. Transit-Oriented Development Conceptual Master Plans for Kapālama and Moanalua Kai (Shafter Flats), Oʻahu The State of Hawai‘i, Department of Hawaiian Home Lands retained PBR HAWAII to assist in the preparation of conceptual master plans for TOD for DHHL properties in Kapālama 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. 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 financial investments on the properties due to the 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) 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. Moanalua Kai Kapālama The Hidden Costs of Parking in Hawai‘i Ulupono Initiative is a Hawai‘i-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, Hawai‘i, Kaua‘i, and O‘ahu, with separate analyses for O‘ahu’s urban/TOD and other areas.