KALUAOKaU THE QUEEN EMMA FOUNDATION WAIKIKI PROPERTIES Background Overview urban labs
URBAN LABS PRESENTATION OUTLINE
UL Mission Statement and IMP Project Objectives
The QEF Waikiki Properties (Kaluaokau)
History and Context
Market Considerations
Property Profiles
Strategic Direction
URBAN LABS MISSION STATEMENT
Develop a strategy for The Queen Emma Foundation
to stabilize and enhance revenues from its Waikiki
Properties for the long term.
Establish an initial project at the International
Market Place sites that enhances QE Foundation
opportunities at adjacent sites with 2010 lease
expirations
Create a new Waikiki gathering place for locals and
visitors that showcases the local culture and heritage
Incorporate The Queen Emma Foundation values and
their mission of support of the Hawaiian people.
EXECUTIVE SUMMARY
The Queen Emma Foundation has a unique opportunity
to capitalize on its Kaluaokau properties and
stabilize its revenue base for the long term through
strategic property investments that address the new
Hawaiian visitor market.
The Queen Emma Foundation can at the same time
benefit all Hawaiians- by making the Kaluaokau
properties a gathering place for local residents and a
compelling destination for visitors, by enlivening the
rich history of Kaluokau and Waikiki, and the
people that have contributed to its past.
A FADING DESTINATION
Visitors are dissatisfied with Waikiki hotels, restaurants,
and airport
Waikiki has not kept up with global competition for its
primary market
Domination by three hotel brands has created complacency
Waikiki has the oldest visitor plant in the Islands
Smallest percentage of deluxe units
The lowest room revenues
Oahu has lowest visitor satisfaction rate of all the islands
A TROUBLED GATEWAY
Waikiki impacts the entire Hawaiian visitor industry
73 % of all Hawaiian visitors visit Oahu and Waikiki
For both visitors and non-visitors, Waikiki represents
Hawaii
Waikiki has lost much of its unique sense of
Hawaiianness
The Japanese visitor “bubble” is largely over
New feeder markets must be developed to lure new
visitors
Past visitors to Waikiki must be encouraged to return
IRREPLACEABLE ASSETS
The Kaluaokau properties are the most central location for
a much-needed Waikiki gathering place for visitors and
locals
The Kaluaokau properties are likely the only site in
Waikiki capable of a development of such significant scale
The International Market Place has a fifty year-old
reputation as a visitor and local destination
Existing hotel towers would be difficult to replace given
public sentiment and new regulations
A MARKET TO DEVELOP
Hawaii remains a dream destination for potential
visitors
Visitor satisfaction is high with non-Waikiki
destinations
Honolulu and Waikiki have the strongest base of
important Hawaiian cultural and historic attractions
Local operators have historically been complacent
Future known competition offers manageable
challenge
There are multiple feeder markets that remain ripe
for development
A SOLID FOUNDATION
Hawaii is a famous destination with broad appeal
Substantial base of satisfied past visitors to Hawaii
Honolulu has the cultural, recreational, entertainment and
visitor attractions of a cosmopolitan city
Oahu’s most unique natural attributes remain relatively
unspoiled
Waikiki is a safe American tropical resort served by a
variety of airlines
THE HAWAIIAN BRAND
“The most recognized brand in the world”
Unique Hawaiian history and culture
Popular food, music, arts and apparel
Stunning natural attractions
The Aloha spirit of its people
Famous luxury hotels and resorts
Classics: Moana and Royal Hawaiian, Hana Ranch
Modern luxury: Mauna Kea, Grand Wailea, Princeville
A SOPHISTICATED CUSTOMER BASE
Hawaii is considered an exciting tropical destination
particularly among upscale, married, college-
educated leisure travelers
Most target consumers live in counties located in
larger metropolitan areas with more than 85,000
households
Most visitors from the mainland currently come from
a handful of large west coast cities
INTANGIBLE ASSETS TO CONSIDER
Hawaii and Waikiki have an unique appeal that plays
directly to the specific mind set of the vacationer:
Experimentation- the exotic and unusual
Fantasy- a tropical paradise
Ambiance- the almost intangible attributes of an
escape from the everyday
The desire for memorable experiences
EXPANDED DESTINATION RESORTIncludes, Coral Reef, Miramar, Ohana Surf, Waikiki
Marketplace and Ohana West
Bring residents and visitors together at a gathering place
that restores the original significance of Waikiki for
Hawaiians
Enliven the historic meaning of Kaluaokau and Waikiki
for new generations through:
• Design
• Landscape
• Historic and cultural references
• Building elements
• Retail and restaurant tenants
• Live entertainment
• Events and Celebrations
RESTORE THE MEANING OF WAIKIKI
AN ICON REBORN:
THE NEW INTERNATIONAL MARKET PLACE
Expand on its reputation as an exotic, unique Hawaiian
experience to satisfy today’s more sophisticated visitor
market
Capitalize on its rich history and its traditional role as a
gathering place to create a new Waikiki focal point
Add new hotel, dining, and entertainment offerings to
create a new world-class resort destination
PROGRAM COMPONENTS:
Replace obsolete retail space
Increase GLA and specialty retail space
Update physical plant infrastructure- service, loading
Add more accessible parking
Expand and enhance with new attractions and
amenities to become Waikiki focal point
Connect and incorporate adjacent QEF Properties to
maximize adjacent property values through creation
of an urban resort complex.
A LARGER OPPORTUNITY
Address visitor market demands through repositioning of
the QEF hotel towers as destinations in their own right-
not commodities
Maximize values of the existing hotel towers through
coordination with other Kaluaokau properties to develop
an urban destination-resort
Encourage community support by redevelopment and
enhancement of existing hotel towers rather than new
construction
MANA - BASED PLANNING
Respects the heritage of the Kaluaokau properties
Recognizes and celebrates the historical figures and
events associated with the site
Encourages locals and visitors to develop a closer
relationship with Hawaiian history and culture
through crafts and performance
Incorporates principles of Restoring Hawaiianness to
Hawaii
Includes relevant elements of Waikiki Special
District Land Use Ordinance
FOUNDATION BENEFITS
A comprehensive, phased and scaleable strategy for
the Waikiki Properties through 2010 and beyond
Improved and stabilized revenue sources for the long
term
New institutional-quality assets for outside investors
A substantial roster of benefits to the local
community that will enhance The Foundations’
reputation
COMMUNITY BENEFITS
Promotes native Hawaiian culture and heritage
Provides a catalyst for additional Waikiki improvements
Upgrades Hawaii’s most important visitor destination
Establishes a new standard of quality development within
Waikiki retail and tourism industries
Adds new attractions to create visitor market interest
Enables the development of local independent businesses,
craftspeople and performers
Aids in economic diversification by nurturing local people
involved in native Hawaiian culture and traditions
Creates much-needed upgraded accommodations
URBAN LABS
RECOMMENDATIONS:
Proceed with planning for a phased renovation and
expansion/redevelopment of International Market
Place
Pursue early terminations for renovation and
repositioning of existing hotel towers with new
operators/market segments as part of IMP project.
Investigate potential for development sites at Kuhio
and Kanekapolei Streets at 2010 expirations
Finalize QEF development strategy/partner options
to capture current market opportunity