The consultants, comprised of representatives from New York urban design firm Cooper Robertson & Partners and San Francisco-based real estate economic analysis firm Sedway Group, were hired by major Kaka'ako landowner Kamehameha Schools last year at the behest of UH officials in an effort to guide development in the area.

The team presented a "development framework" this morning to members of the Hawaii Community Development Authority, the state agency that controls large pieces of state-owned real estate in the area and sets redevelopment rules for Kaka'ako.

General suggestions included focusing on low-rise development in a mix of residential, commercial, research, retail and institutional building space.

The team encouraged landowners to start development sooner with less risky and less expensive low-rise projects that can be built in shorter phases, instead of waiting longer for the growth in demand that would support more high-rise development traditionally envisioned for the area. The change, however, would reduce potential financial returns for developers.

"We think (the traditional thinking of high-rise development in Kaka'ako) needs to be changed," said Keith Orlesky, director of development advisory services for Cooper Robertson.

Sanford Murata, director of commercial assets for Kamehameha Schools, said estate trustees have yet to vote on adopting the study recommendations, but he supports the proposed development framework.

"We at Kamehameha Schools feel that, as responsible community builders, we need to look at the long term ‚ not only what gives financial value, but also what gives social value."

He said trustees could vote on the recommendations in the next couple of months.

Jeff Dinsmore, general manager of nearby landowner Victoria Ward Ltd., said he is encouraged by the new thinking.

"We like what we see," he said. "(Cooper Robertson) is world-class."

The consultant team also suggested the state agency rely less on development fees to pay for public facilities and instead implement tax increment financing, a means of generating higher property tax revenue from increased values created by new development to pay for improvements.

Meanwhile, UH President Evan Dobelle announced yesterday that the UH biomedical facility will break ground in 60 to 90 days.