Kukulu Hale Awards 2020

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2020

KUKULU HALE AWARDS RECOGNIZING EXCELLENCE IN HAWAI‘I’S COMMERCIAL REAL ESTATE INDUSTRY

Design that

adapts.

It takes 65 years for an energyefficient new building to save the amount of energy lost in demolishing an existing building.

Lau Hala Shops

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N A IOP H AWA II’S 2 3 R D A NNU A L

KUKULU HALE AWARDS as the state’s foremost association of development industry leaders and decision-makers. Our annual Kukulu Hale Awards program celebrates the best of Hawai‘i’s commercial real estate industry, honoring individuals and organizations that have enriched our community through their projects, professional achievements and civic service.

This year, of course, no one expected a global pandemic to arrive on Hawai‘i’s doorstep in early 2020, or that months later our nation would still be facing unprecedented health and economic challenges. Like so many other celebrations, our festive awards event at a Waikīkī hotel was preempted by COVID-19.

Our Kukulu Hale committee instead found a creative way to announce this year’s awards by making presentations – complete with balloons and bubbly – at the offices of each of the nine project award-winners.

We invite you to read more about these awardees and other notable projects in the following pages, and please visit naiophawaii.org to view the fun images that captured this year’s presentations.

On behalf of our board of directors and the entire NAIOP Hawaii membership, I extend deepest gratitude to our Kukulu Hale sponsors, jurors and committee members. Their generous support made this year’s program possible. Mahalo!

SINCE 1988, NAIOP HAWAII HAS SERVED

TA BL E OF C ON T EN T S

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2020 Kukulu Hale Committee and Jurors

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Kukulu Hale Award Sponsors

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Kukulu Hale Award Winners

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Distinguished Entries

C AT H Y C A MP

2020 President, NAIOP Hawaii

2020 KUKULU HALE JURORS Ken Hayashida

Justin Izumi

President, KAI Hawaii, Inc.

Vice President & Chief Estimator, Allied Builders System

Chris Hong, AIA

Principal, English Hong Architecture Serge Krivatsy

From left: Rocco Sansone, Serge Krivatsy, Ken Hayashida, Justin Izumi, Chris Hong, Scott Nahme.

KUKULU HALE AWARDS COMMITTEE

Catherine Camp and Jennifer Camp, Co-Chairs

Hilarie Alomar Liana Dietz Ken Hayashida Larry Heim

Director, Planning & Development Commercial Real Estate Division, Kamehameha Schools

Mike Imanaka Michael Jenkins Glen Kaneshige Courtney Kim

Scott Nahme

Senior Vice President & Manager, Community Advancement, Central Pacific Bank Rocco Sansone, CPCU

Retired Managing Director, Marsh USA, Inc.

Bryan Li Mele Pochereva Barbie Rosario Sunny Rosario

Rocco Sansone Duane Uchida Leighton Yuen

NAIOP HAWAII

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KUKULU H A LE AWA RDS SPONSORS IL IM A SP ONS OR S

M A IL E SP ONS OR S

P IK A K E SP ONS OR S

CallisonRTKL Inc. Old Republic Title & Escrow Title Guaranty

HAWAIʻI TECHNOLOGY DEVELOPMENT CORPORATION ENTREPRENEUR’S SANDBOX

2020 NAIOP C O N G R AT U L AT I O N S T O T H E PA R T I C I PA N T S O F T H E

KUKULU HALE AWARDS

54 PCL is an Affirmative Employer. Minority/Female/Veteran/Disability N A I Action, O P HEqual A W AOpportunity II

PUNAHOU SCHOOL KOSASA COMMUNITY FOR GRADES 2-5

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Commied to Impeccable Design and Skillful Crasmanship...

Congratulaons to Nordic PCL Winner of the 2020 NAIOP Kukulu Design Award for Punahou School Kosasa Community (Grades 2-5) Proud to be on the team... www.designpartnersinc.com

NAIOP HAWAII

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2020 KUKULU H A LE AWA RD W INNERS

NE W P R O JE C T AWA R D – C OMME R C I A L /O T HE R 4 0,000 SF OR L E S S

NE W P R O JE C T AWA R D – C OMME R C I A L /O T HE R O V E R 4 0,000 SF

Adolescent Treatment and Healing Center

Hale Kewalo, an affordable rental project

Entrant: Layton Construction Company Developer/Owner: County of Kaua‘i Lead Design Firm: Marc Ventura, Architect General Contractor: Layton Construction Company

Entrant: Stanford Carr Development Developer/Owner: SCD Piikoi LLC Lead Design Firm: Alakea Design Group LLC General Contractor: Swinerton Builders

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OME BUILDINGS ARE MUCH MORE THAN FOUR

– they provide an environment for hope, healing and life-changing rehabilitation. The Adolescent Treatment and Healing Center on the outskirts of Līhu‘e is one such building. The need for a substance abuse facility on Kaua‘i has existed since Hurricane Iniki destroyed the previous facility in 1992. Kaua‘i’s mayors and administrations advocated for a facility for over a decade. Built by Layton Construction Hawaii, the Adolescent Treatment and Healing Center will serve local youth, their families and the community.

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WALLS AND A ROOF

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of high-quality, affordable rental housing comprising one-, two- and three-bedroom units for families earning between 30 and 60 percent of the Area Median Income. Rents start at $678 for a one-bedroom unit. The project is located in the heart of Honolulu’s urban core, immediately adjacent to a major employment center with convenient access to existing and future public transit facilities, including the planned HART station at Ala Moana Center. All units are tastefully decorated, fully air-conditioned and provided with fullsize kitchens and baths. On-site convenience store and parking for 78 vehicles plus bicycle storage is provided.

ALE KEWALO PROVIDES 128 UNITS

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NE W P R O JE C T AWA R D – C OMME R C I A L /O T HE R O V E R 4 0,000 SF

2020 K UK UL U HALE AWA R D W INNER S

Punahou School, Kosasa Community for Grades 2-5 Entrant: Nordic PCL Construction Inc. Developer/Owner: Punahou School Lead Design Firm: Design Partners Inc. General Contractor: Nordic PCL Construction Inc.

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completed the two-story 71,678 square-foot multi-building Sidney and Minnie Kosasa Community for Grades 2 – 5. Each facility provides an “intimate” community for students and faculty. Striving for LEED Platinum and Hi-CHPS, the buildings maximize open/ green spaces while providing private learning “gardens.”

Phase 1B includes a new Music/Art building and three additional studio buildings. Due to the active campus, the team phased the various building construction to coincide with the school’s academic calendar.

N 2019, NORDIC PCL CONSTRUCTION

CONGRATULATIONS

NORDIC PCL

AND THE DESIGN TEAM ON THE CONSTRUCTION OF

PUNAHOU SCHOOL

KOSASA COMMUNITY

FOR GRADES 2-5

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2020 KUKULU H A LE AWA RD W INNERS

R E NO VAT ION AWA R D – C OMME R C I A L /O T HE R 4 0,000 SF OR L E S S

R E NO VAT ION AWA R D – C OMME R C I A L /O T HE R O V E R 4 0,000 SF

Espacio: The Jewel of Waikiki

Lau Hala Shops

Entrant: Clifford Planning & Architecture LLC Developer/Owner: Kowa Waikiki LLC Lead Design Firm: Clifford Planning & Architecture LLC General Contractor: Hawaiian Dredging Construction Company

Entrants: AHL / Alexander & Baldwin Developer/Owner: Alexander & Baldwin Lead Design Firm: AHL General Contractor: Armstrong Builders

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is a pioneering project that set out to transform an under-performing hotel property into a worldclass resort in the heart of Waikīkī. Guests are provided with a unique level of luxurious accommodation on a property with unobstructed views of Diamond Head and Waikīkī’s shoreline. For guests staying in one of the nine all-floor suites, relaxing by the rooftop pool or enjoying an exceptional meal, the property has achieved its goal of cultivating a landmark hospitality experience.

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SPACIO, THE JEWEL OF WAIKIKI,

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of the former 1953 mid-century modern Liberty House Department Store in Kailua. A welcoming and pedestrian-friendly destination, the project features an exciting tenant mix of local and regional retailers and restaurants while embracing Kailua’s beach community, laid-back vibe. Lau Hala Shops’ adaptive reuse achieves high levels of sustainability and maintains focus on urban renewal and walkability. Its design inspiration provides the tight-knit community a new gathering place in the heart of Kailua Town while retaining and integrating the original mid-century-modern design authenticity.

AU HAL A SHOPS IS AN ADAPTIVE REUSE

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P UBL IC /G O V E R NME N T P R O JE C T AWA R D

Entrepreneurs Sandbox Entrant: Ferraro Choi And Associates Ltd. Developer/Owner: Hawaii Community Development Authority Lead Design Firm: Ferraro Choi And Associates Ltd. General Contractor: Nordic PCL Construction Inc.

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represents a unique intersection of government and private enterprises partnering to create an inclusive community of entrepreneurship, technology and creative industries to foster diversification of Hawai‘i’s economy. HCDA, HTDC and Stanford Carr Development teamed together to develop the $7.3 million State-owned facility through a combination of state, federal and private funding. The Sandbox serves as a community center for innovation that teaches people how to bring their ideas to reality. The two-story, 13,500 square foot building features co-working and community event spaces; offices, classrooms and conference rooms; and a digital media studio for developing video content and games.

HE ENTREPRENEURS SANDBOX

Congratulations AHL and Alexander & Baldwin on transforming Lau Hala Shops into Kailua’s newest gathering place!

We’re proud to have served as the General Contractor of this award-winning project.

ArmstrongBuilders.com 808-848-2484

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2020 KUKULU H A LE AWA RD W INNERS

NONP R OF I T P R O JE C T AWA R D

GR E E N B UIL DING AWA R D

Kobayashi & Kosasa Family Dining Room at Kapi‘olani Medical Center for Women & Children

Hoakalei Golf Course Clubhouse

Entrants: Peter Vincent Architects / Constructors Hawaii Inc. Developer/Owner: Hawai‘i Pacific Health Lead Design Firm: Peter Vincent Architects General Contractor: Constructors Hawaii

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HE KOBAYASHI & KOSASA FAMILY DINING

is an area for rest, respite and rejuvenation. The design celebrates the restorative power of our ‘āina and pays homage to our Hawaiian heritage through the use of natural materials, sustainability concepts, and a connection to the outdoors.

The space is more than just a cafeteria – it nourishes the soul and provides an escape from a traditional hospital environment. It integrates key elements into a cohesive design – kitchen, dining, conference rooms, coffee kiosk, offices and a Keiki Zone resulting in a community haven that celebrates our island home.

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ROOM

NAIOP HAWAII

Entrant: Peter Vincent Architects Developer/Owner: Hoakalei Golf Course Lead Design Firm: Peter Vincent Architects General Contractor: Haseko

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HE NEW HOAKALEI GOLF COURSE CLUB-

blends design, materials and sustainability into a retreat that accentuates the island’s natural elements and provides a soothing recreation destination. The owner was particular in selecting energy efficient features such as fixtures, equipment, systems and controls, and also was concerned with the overall operation costs and the facility’s life cycle. It was the architect’s responsibility to holistically address all of these factors. Light tubes, passive cooling strategies, insulation types and the building forms were incorporated to control the energy use of the facility. Collaboration with mechanical and electrical engineers provided a synergy of systems to maximize the building’s performance.

HOUSE

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GR E E N B UIL DING AWA R D

Ola Ka ‘Ilima Artspace Lofts Entrant: Unlimited Construction Services Inc. Developer/Owner: Artspace Projects Inc. Lead Design Firm: Urban Works Inc. General Contractor: Unlimited Construction Services Inc.

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is a new mixeduse commercial and multi-family building in Kaka‘ako consisting of 84 quality affordable live/workspace units for working artists, seniors, people with disabilities and formerly homeless. Featuring high ceilings, large windows, durable surfaces, large doors and wide hallways, it is larger than typical affordable units allowing for ample workspace. The simplicity of the building offers sustainable finishes and many environmentally friendly amenities to promote sustainable living in Hawai‘i. It is home to PA‘I Arts & Cultural Center dedicated to Native Hawaiian arts and a place where residents come together to live, create and share.

L A KA ‘ILIMA ARTSPACE LOFTS

2020 K UK UL U HALE AWA R D W INNER S

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DISTINGUISHED ENTRIES

The All-New Waikiki Beachcomber

by Outrigger Entrants: Bank of Hawaii / Outrigger Hospitality Group Developer/Owner: Outrigger Hospitality Group Lead Design Firm: SFA Design General Contractors: Hawaiian Dredging Construction (public areas); MKC Hawaii (rooms)

American Savings Bank Campus Entrant: Nordic PCL Construction Inc. Developer/Owner: American Savings Bank F.S.B. Lead Design Firms: Leo A Daly (exterior), ZGF Architects (interior) General Contractor: Nordic PCL Construction Inc.

Bank of Hawai‘i Ka Nu‘u Ho‘oulu (Conference Center) Entrant: WCIT Architecture Inc. Developer/Owner: Bank of Hawaii Lead Design Firm: WCIT Architecture General Contractor: Gateside Inc.

‘Iolani School – Residence Hall Entrants: G70 / Nordic PCL Construction Inc. Developer/Owner: ‘Iolani School Lead Design Firm: G70 General Contractor: Nordic PCL Construction Inc.

Kamalani in Kīhei Entrant: Design Partners Incorporated Developer/Owner: Kamalani Ventures LLC (an affiliate of Alexander & Baldwin) Lead Design Firm: Design Partners Incorporated General Contractor: Coastal Construction Co., Inc.

Marriott Residence Inn O‘ahu Kapolei Entrant: Layton Construction Company Developer/Owners: Western States Lodging and Garn Development Lead Design Firm: G70 General Contractor: Layton Construction Company

Nohona Hale Entrant: Swinerton Developer/Owners: 630 Cooke Street Partnership, Bronx Pro Group, EAH Housing Lead Design Firm: WCIT Architecture General Contractor: Swinerton

Prince Waikiki Entrant: G70 Developer/Owner: Prince Resorts Hawaii Lead Design Firm: G70 - Architect General Contractors: White Sands Construction Inc. (public areas); Nan Inc. (guest rooms, pool deck)

Maui Brewing Company Kīhei Entrant: WCIT Architecture Inc. Developer/Owner: Maui Brewing Company Lead Design Firm: WCIT Architecture General Contractor: Reedesign Builders Inc.

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Hoʻomaikaʻi congratulations

For Being Awarded

NAIOP Hawaii’s 2020 Kukulu Hale Award Renovation - Commercial/Other 40,000 sq.ft or less

Architecture: Clifford Planning & Architecture, LLC Interior Design: Muse Design Interiors, LLC Construction: Hawaiian Dredging Construction Company, Inc. MEP: Douglas Engineering Pacific, Inc. Structural: Kai Hawaii, Inc.

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DIS T INGUISHED EN T R IE S

PV Eats Entrant: G70 Developer/Owner: Sullivan Family of Companies Lead Design Firm: G70 – Architect/Interior Designer General Contractor: Artia Poulson General Contractors

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NAIOP HAWAII

Renovation of Pearlridge Center Entrant: Washington Prime Group Developer/Owner: Washington Prime Group Lead Design Firm: JPRA Architects General Contractor: J. Kadowaki Inc.

Straub Medical Center – Kapolei Clinic & Urgent Care Entrant: AHL Developer/Owner: Hawaii Pacific Health Lead Design Firm: AHL General Contractor: Nordic PCL Construction Inc.

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DIS T INGUISHED EN T R IE S

Waimanalo Health Center – Hale Ola ‘Alua Entrant: Constructors Hawaii Inc. Developer/Owner: Waimanalo Health Center Lead Design Firm: Ferraro Choi And Associates Ltd. General Contractor: Constructors Hawaii Inc.

Mahalo to the 2020 Kukulu Hale Awards sponsors, jurors, entrants and planning committee for supporting this year’s awards program.

Congratulations 2020 Award Winners and Mahalo to Our Valued Clients

25 Years

OF ENGINEERING EXCELLENCE

Helping Communities Create a Safe and Sustainable Tomorrow

KAI Hawaii, Inc. 50 S. Beretania St., #C-119C Honolulu, HI 96813 808.533.2210 | www.kaihawaii.com

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ABOUT NAIOP

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INCE 1967, NAIOP, THE COMMERCIAL REAL ESTATE DEVELOPMENT ASSOCIATION, has become the leading organization for developers, owners and

investors in office, industrial and mixed-use real estate. Nationally, NAIOP comprises 15,000+ members and provides strong advocacy, education and business opportunities through a powerful North American network.

The organization provides unparalleled networking opportunities, educational programs, research on trends and innovations and strong legislative representation.

NAIOP’s sister organization, the NAIOP Research Foundation, is one of the industry’s leading think tanks dedicated to conducting research assessing the trends, economic viability and needs of the built environment.

The Hawai‘i Chapter of NAIOP was chartered in 1988 and began with only a handful of members. Today, the chapter has more than 90 members, including many of Hawai‘i’s most influential developers, owners, investors, lenders, designers, attorneys, asset managers and other industry leaders. As the recognized forum for current issues that impact commercial real estate in Hawai‘i, NAIOP Hawaii strives to play an active role in our members’ professional development by sharing information on best practices, legislation and the latest developments in the real estate community and by providing numerous opportunities for networking at both the local and national levels.

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NAIOP HAWAII

C ON TA C T U S :

NAIOP Hawaii PO Box 1601 Honolulu HI 96806 Barbie M.W. Rosario, Executive Director barbie@naiophawaii.org www.naiophawaii.org

RETAIL

EDUCATION

HOSPITALITY

TENANT IMPROVEMENT

HEALTHCARE

AVIATION

AFFORDABLE HOUSING

SPORTS/ENTERTAINMENT

PRIDE OF OWNERSHIP. PEACE OF MIND. ENR Top Contractor | 100% Employee-Owned Since our founding in 1888, Swinerton has worked with a remarkable range of clients in a diverse array of markets.

swinerton.com

CONGRATULATIONS TO ALL 2020 NAIOP AWARDEES!

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N A IOP H AWA II 2020 CORPOR ATE SPONSORS

P L AT INUM SP ONS OR S

American Savings Bank BlackSand Capital LLC Cades Schutte LLP Central Pacific Bank Honblue The Howard Hughes Corporation Imanaka Asato LLLC Newmark Grubb CBI Inc. Riggs Distributing SamKoo Pacific LLC Settle Meyer Law G OL D SP ONS OR S

AHL Alexander & Baldwin AON Bank of Hawaii Dorvin D. Leis Co. First Hawaiian Bank Hawaiian Electric hi-arch-y llp Hunt Companies Inc.

NAIOP HAWAII 2020 BOARD OF DIRECTORS President

Kamehameha Schools MW Group, Ltd. Maryl Group Construction, Inc. Nordic PCL Construction PRP The RMR Group Swinerton The Whiting-Turner Contracting Company SILV E R SP ONS OR S

A.C. Kobayashi, Inc. Atlas Insurance Agency Carlsmith Ball LLC Castle & Cooke Hawaii Design Partners, Inc. Goodsill Anderson Quinn & Stifel G70 Hawaiian Dredging Construction Company Hawaiiana Management Company KAI Hawaii, Inc. Layton Construction Company LLC

Treasurer

Tony Mizuno Immediate Past President

Cathy Camp

Bryan Li

President-Elect

Second Past President

Jennifer Camp

Francisco Gutierrez

Vice President

National Board Representative

Dean Hirabayashi

Rocco Sansone

Secretary

Directors

George Leong

Todd Apo Lisa Ayabe

Lowney Architecture Rider Levett Bucknall RIM Architects R.M. Towill Corporation SSFM International The Wilhelm Group WRNS Studio BR ON Z E SP ONS OR S

Brookfield Properties Cushman & Wakefield ChaneyBrooks D.R. Horton – Schuler Homes, LLC General Contractors Association of Hawaii Guerin Glass Architects JL Capital James Campbell Company John Child & Company Old Republic Title & Escrow Philpotts Interiors Pūlama Lāna‘i Title Guaranty of Hawaii, Inc

Daniel Cody Ken Hayashida Larry Heim Mitchell Imanaka Glen Kaneshige Steve Kelly Serge Krivatsy Scott Settle Sean Tadaki Jan Yokota Executive Director

Barbie Rosario

Legislative Liaisons

Mike Kido James Mee Developing Leaders Co-Chairs

Liz Carlson Reyn Tanaka

CONGRATULATIONS AND MAHALO NUI LOA

To Artspace, EAH Housing, Urban Works and the entire “Ola Ka ‘Ilima Artspace Lofts” Project Team!

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2020

BRATING O

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Corporate Offi ce – Kauai 1696 Haleukana Street Lihue, HI 96766 Phone: (808) 241-1400 www.unlimitedhawaii.com

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Main Offi ce – Oahu Pacifi c Guardian Center – Makai Tower 733 Bishop Street, Suite 1717 Honolulu, HI 96813 Phone: (808) 521-4141

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Building Lasting Relationships through Safety, Timeliness, Productivity and Quality

VERSA

HALE KEWALO

Congratulations to all NAIOP winners Stanford Carr Development, We know Hawai‘i and we build for Hawai‘i.

STANFORD CARR DEVELOPMENT, LLC WWW.STANFORDCARR.COM

For Information Call Hawaii Affordable Properties, Inc. (808) 592-4550