The development strategy for public lands in the Makai Area described in the preceding chapter requires HCDA to play a role that is more entrepreneurial than custodial and regulatory.  Neither public nor private interests alone
 can implement the strategy.  HCDA must take the lead in identifying suitable private sector partners, defining terms and conditions, directing public improvements, and ensuring private performance.

8.1 General Phasing

An overall phasing program that considers lease terms, funding requirements, and achievable revenue streams has been developed.  The configuration of the Plan permits a flexible phasing program, from single to multiple blocks, depending on demand.  Planned redevelopment of the Kewalo waterfront and expiration of existing leases in the central area of the site will encourage a general Diamond Head-Ewa direction for phasing.

Public projects in the first phase include:

� Expansion of Kakaako Waterfront Park to Ala Moana Boulevard.

� Improvements to Ilalo Street and the Ilalo Street extensions.

� Roadway improvements and new utilities along Koula, Ahui, Cooke, Coral, and Keawe Streets.

Potential private and non-profit projects in the first phase include:

� The Children's Discovery Center in the renovated Kewalo Incinerator.

� A mid-size theater.

� A retail and restaurant complex at Kewalo Basin.

8.2 Relocation

In spite of the fact that many of the leases on public land are held by public agencies, in the course of development some private businesses will be displaced.  Relocation assistance is available, and the size and nature of relocation services and payments are regulated by HCDA in accordance with Chapter 15-24, Hawaii Administrative Rules.  Guiding principles are summarized below:

� Minimize disruption caused by redevelopment.

� Ensure that businesses are, to the extent possible, properly relocated before permitting displacement by new development.

� Minimize or ameliorate serious negative impacts on displacees, such as loss of employment, business, or monetary losses.

� Provide counseling, information and referral services to displacees affected by private sector actions, induced or stimulated by governmental planning decisions.

Possible displacements and relocations anticipated at this time include the following:

Kewalo Basin

The Kewalo Basin Marine Mammal Laboratory, Kewalo Marine Service Station, the Fisherman's Wharf Restaurant, and the Kewalo Shipyard are expected to be displaced from Kewalo Basin.  As stated previously, the Kewalo Marine Mammal Laboratory and National Marine Fisheries Service research laboratory may be incorporated in a new aquarium and ocean research facility in the central Makai Area.

Central Area of the Kakaako Peninsula

The City and County Corporation Baseyards, the DOA Plant Quarantine Station and Weights and Measures Branch, and the Food Distribution Center are expected be relocated to areas outside the Kakaako District.

8.3 Project Implementation

There are several types of projects that will be implemented in the Makai Area.  All projects will be coordinated so that the sequence of development is logical and that the public benefits are balanced with private development activity.

8.3.1 Infrastructure

Infrastructure will be developed according to methods previously used in the Kakaako Community Development District for Improvement District construction.  Improvements to the infrastructure will be undertaken in increments that are cost-efficient, on a scale large enough to be of significant benefit to the properties they serve.  All infrastructure improvements will be coordinated to minimize disruptions to the area.  For example, the construction of a roadway segment also will include the construction of drainage, wastewater, water, and other improvements required along the roadway.  New development will follow the upgraded infrastructure.

8.3.2 Parks

With approximately 46.6 acres of park developed, significant attention will be paid to park enhancement.  In order for park facilities to continue to meet community needs, the design phase for each area will include a review of recreational and cultural requirements.

 8.3.3 Privately Initiated Projects for the Public

A number of projects that will benefit the public are anticipated to be initiated by community non-profit organizations.  Appropriate proposals for cultural and educational uses will be reviewed and supported by HCDA in order to increase the public activities available in the Makai Area.  Funding for these projects is assumed to be from private sources, but may also include governmental support where deemed appropriate.

8.3.4 Public and Private Development Projects

Construction of public and private development projects is anticipated to be ongoing in the Makai Area for many years.  These projects will take two primary forms.  The first is private development on private land.  Projects are required to conform to appropriate Makai Area Plan and Rules, and will require HCDA approval.

The majority of the projects in the Makai Area belong to the second type, which are projects privately financed and constructed on public lands.  In this case, HCDA will take the lead in soliciting appropriate proposals.  Typically, the process will include the following steps:

� Solicitation of Interest and Qualifications.  Projects are announced publicly with attendant requests for expressions of interest which describe planned public improvements, types of private developers sought, and development schedules.  Qualified respondents are then sent a request for qualifications, asking them to describe the project team, their relevant experience and their financial strategy.

� Request for Proposals.  After further evaluation, a request for proposals (RFP) is issued.  While requirements for proposals vary, the most successful include a detailed program, a conceptual design, proposed terms, and a financial statement.

� Proposal Review.  Proposals are then reviewed, and a developer is selected pending agreement on final terms and conditions.  Fulfillment of pre-construction conditions will then secure a lease for the property, and construction can begin.

Private projects developed on public lands are also required to conform to the Makai Area Plan and Rules.
 

Studies Reference Guide

1998:

Wilson Okamoto & Associates, Inc.,  Revised Kakaako Makai Area Plan, Draft Supplemental Environmental Impact Statement, Honolulu, Hawaii, March 1998.

1997:

Kaku Associates, Inc., Traffic Analysis for the Kakaako Makai Area Master Plan, Honolulu, Hawaii, November 1997.

1996:

Kaku Associates, Inc., Circulation Plan for the Kakaako Makai Area Master Plan, Honolulu, Hawaii, October 1996.

1994:

Wilson Okamoto & Associates, Inc., Revised Kakaako Makai Area Plan, Draft Supplemental Environmental Impact Statement, Honolulu, Hawaii, June 1994.

Wilber Smith Associates, Kakaako Makai Area Plan Transportation Study, Honolulu, Hawaii, June 1994.

1993:

Austin, Tsutsumi & Associates, Inc., Analysis of Proposed Revisions to the Kakaako Makai Plan, Honolulu, Hawaii, November 1993.

ELS/Elbasani & Logan Architects, Kakaako Makai Area Development Strategy Summary Report, Berkeley, California, October 1993.

ELS/Elbasani & Logan Architects, Kakaako Makai Area Development Strategy Urban Design Report, Berkeley, California, October 1993.

Molinaro Associates, Inc., Kakaako Makai Area Development Strategy Implementation Strategy Report, Berkeley, California, October 1993.

Austin, Tsutsumi & Associates, Inc., Traffic Circulation and Parking Report for the Proposed Kewalo Basin Park and Facilities, Honolulu, Hawaii, March 1993.

AMS Planning & Research, Kakaako Cultural Facilities Review, Petaluma, California, March 1993.
 
 

1992:

Miyabara Associates, Kakaako Waterfront Park:  Performing Arts Center Study, Honolulu, Hawaii, January 1992.

Miyabara Associates, Kakaako Waterfront Park:  Incinerator Building Reuse and Feasibility Study, Honolulu, Hawaii, April 1992.

Hawaii Community Development Authority,  Aloha Tower Special District Development Guidelines, Honolulu, Hawaii, May 1992.

Miyabara Associates, Kakaako Waterfront Park:  Commercial/Park Interface Land Use Study, Honolulu, Hawaii, June 1992.
 

1991:

Austin, Tsutsumi & Associates, Inc., Kakaako Traffic Study, Honolulu, Hawaii, July 1991.
 

1990:

Hawaii Community Development Authority, Kakaako Community Development District Makai Area Plan, Honolulu, Hawaii, February 1990.

Hawaii Community Development Authority,  Kakaako Community Development District Makai Area Rules, Honolulu, Hawaii, February 1990.

Hawaii Community Development Authority, Kakaako Community Development District Mauka Area Plan, Honolulu, Hawaii, February 1990.

Hawaii Community Development Authority, Kakaako Community Development District Mauka Area Rules, Honolulu, Hawaii, February 1990.

Hawaii Community Development Authority, Kakaako Makai Area Plan, Final Environmental Impact Statement, Honolulu, Hawaii, January 1990.
 

1989:

Helber, Hastert & Kimura, Planners and R. M. Towill Corporation, Honolulu Waterfront Master Plan, Final Report, Honolulu, Hawaii, October 1989.

Helber, Hastert & Kimura, Planners, Honolulu Waterfront Master Plan Technical Report Series: Evolution of the Honolulu Waterfront: A Historical Perspective, Honolulu, Hawaii, February 1989.

Woodward-Clyde Consultants, Honolulu Waterfront Master Plan Technical Report Series: Preliminary Investigation of Kewalo Incinerator Landfill, Honolulu, Hawaii, February 1989.

Dean Witter Capital Markets,  Honolulu Waterfront Master Plan Technical Report Series: Public Financing,  Honolulu, Hawaii, February 1989.

1987:

Hawaii Society, American Institute of Architects, The Honolulu Waterfront: A Reawakening, Honolulu, Hawaii, December 1987.
 

1985:

Hawaii Community Development Authority,  Kakaako Community Development District Final Supplemental Environmental Impact Statement, Honolulu, Hawaii, May 1985.

Hawaii Community Development Authority, Kakaako Community Development District Plan, Honolulu, Hawaii, May 1985.
 

1983: