If you are new to Hawaii's commercial rental market, then you may not have ever negotiated a lease. When you rent an apartment, home or condominium, you may talk about price and such, but more than likely, you just signed a standard lease agreement for the amount of rent discussed between you and the landlord.
It doesn't quite work that way with a commercial lease. Under most circumstances, your prospective landlord will assume that you want to negotiate the terms of the lease. This is because the amount quoted to you for your base rent will not be the final amount you pay. Your landlord tacks on other costs to that amount to reach your total.