Place Family Housing in the Urban Core
Construction of Halekauwila Place, a 19-story residential tower in the heart of Kakaako, was completed last month— 10 weeks ahead of schedule—by Hawaiian Dredging Construction Co., general contractor. The affordable housing project got under way in January 2013 and includes 204 rental units with up to three bedrooms, 282 parking stalls, and retail space.
With more than 181,300 square feet of space, Hawaiian Dredging "used our tunnel forming system for the tower and GBC forming system for the parking garage—two systems that we have used very successfully on past projects," says HDCC Project Manager Rita Sakemoto.
She explains that HDCC uses these systems to pour both the walls and suspended slabs at the same time, "as opposed to the walls and slabs being formed and poured separately, saving a step in the operation and overall schedule. This allowed us to complete one floor in four days."
The project, which sits on a 1.5-acre site, also includes five two-story townhouses, three ground-floor retail spaces and a five-story parking garage.
"This has been one of the most financial challenging structures we have ever worked on, but also one of the most gratifying developments of my career," says Stanford Carr, CEO of Stanford Carr Development. "I knew we had to challenge ourselves to build a family rental project, as this was the first private/public collaboration to develop a high-rise of family rentals in the urban core in over 40 years."
"This project was truly a contractor-driven process working in close collaboration with the owner and the design team," says HDCC Director of Preconstruction Newton J.K. Chung. He says that for the 19-story tower, the contractors chose a design utilizing 6-inch-thick concrete shear walls and 6-inch-thick floor slabs that were poured simultaneously.
"The benefits were not just utilizing a proven cost-efficient structural design," Chung says, "but all demising walls between units would be solid concrete, providing excellent durability and acoustics."
Once past the preconstruction stage, adds Sakemoto, "our greatest challenge was a challenge we created for ourselves—completing the project early."
Toward that goal, she says, HDCC "knew that our biggest advantage to using the tunnel forming system was the speed at which we could complete the structure. We then challenged our subcontractors to maintain that same four-day schedule (per floor) throughout the finish phase. This meant staying on top of all material status as one delay could slow everything down."
Sakemoto says Carr's "passion for this project and providing quality housing for low-income renters is inspiring."
Not only did the $50 million project finish much sooner than the anticipated May date, it also came in under budget, earning praise from Carr.
"Hawaiian Dredging did an incredible job for us," he says. "We have unencumbered contingency funds that we are using to make $500,000 in improvements to Mother Waldron Park. It doesn't stop there; we are working with PACT (Parents and Children Together) to develop an afterschool program with a computer lab and technology center on-site."
Sakemoto also gave a nod to HDCC's "labor force and subcontractors. Without their dedication and commitment to maintaining our very demanding schedule, we would not have been able to produce a quality project safely as well as within budget and ahead of schedule."
Turtle Bay Resort Guestroom
and Spa Renovations
Swinerton Builders Hawaii completed a total renovation of Turtle Bay Resort's spa facility last spring and 410 guestrooms last fall, both with spectacular results. The renovation projects are part of Turtle Bay's ongoing rebranding effort.
Transforming the Guestrooms
Turtle Bay Resort's guestrooms are situated in three six-story towers, so Swinterton approached their renovation in phases. Guestroom sizes range from 478 square feet to 725 square feet, with 304 "basic" rooms and 106 "premium" rooms, including 15 suites. The rooms were designed by WCIT Architecture.
"Work on Turtle Bay's guestrooms entailed a complete refresh of the existing property," says Mark Tacazon, marketing manager at Swinerton. "The rooms are broken down into two categories: basic units, including new bathroom fixtures, casework, light fixtures, flooring and furniture; and premium units, which expand on the basic unit scope, including new bathrooms with large showers, soaking tubs and views of the ocean." Natural stone walk-in showers and double vanities were installed in many units.
Another unique feature of the guestrooms is the 5-x-7-foot sliding glass bathroom doors, which required delicate handling and precise installation. "There were many design issues with these large pieces of glass," notes Project Engineer Chad Cataluna. "It was one of the largest installs from the manufacturer."
Swinerton also completed renovations in the tower corridors connecting the rooms, including installing new carpeting, furniture, fixtures and equipment, as well as wood wall covering at the entry to each room.
Creating a New Spa Space
Swinerton's renovation work on Turtle Bay's former Spa Luana enabled the resort to launch its new Nalu Kinetic Spa last April. At 11,000 square feet, Nalu is nearly double the size of the original spa. The spa renovation was a major challenge that involved the demolition of existing spaces; the construction of a new space; interior and exterior work; mechanical, electrical and plumbing work; finish carpentry; and elevator work.
The initial step of the spa renovation involved building the addition of new custom walls. "The spa treatment rooms are unique in that the walls were prefabricated from scratch and constructed with marine plywood, covered with a wave mat material and framed out with 2-x-4 mahogany hardwood," says General Foreman Jeff Nieva. "This was installed between solid 6-x-6-foot teak posts that run from floor to ceiling." The doors entering each treatment room are louvered mahogany doors, and the floors are made of large lava stones with small pebbles sprinkled between the grout joints. Assembled, these materials create a very tranquil look that, as Swinerton says, embodies the Island spa experience.
The Outlets of Maui, Lahaina
Maui received a special gift this recently past holiday season with the grand opening of The Outlets of Maui in Lahaina, the Valley Isle's very first outlet center.
Described as "The only outlet center in the world to be located in an historic resort town," The Outlets of Maui held its grand opening celebration on Dec. 6 with a traditional Hawaiian blessing and entertainment by many of Hawaii's superstars of song and dance. "We are excited to bring The Outlets of Maui to Lahaina," says Mona Abadir, representative of The Outlets of Maui. She emphasized that the globally renowned brand outlet retailers, combined with the beauty and culturally significant history of Maui plus the welcoming aloha spirit, "makes this outlet shopping center a one-of-a-kind destination."
Then and Now
Located at the site åof the former Lahaina Center on Front Street in the heart of Lahaina Town, the area has been transformed into a village style circulation plan setting complete with outdoor teak furniture and large cafe umbrellas, and, of course, the iconic clock tower, all integrated into the overall design which retains the unique ambiance of yesterday's Lahaina, while offering the modern retail experiences of today.
Honolulu Builders, LLC, the general contractor for The Outlets of Maui, began work on the project in early 2013. The original center's 10 existing buildings were gutted and rebuilt into tenant spaces ranging from 800 to 17,000 square feet. Dan Jordan, company principal, says the project created many construction jobs in the short term, plus hundreds of retail jobs for years to come.
Lead architect on the project was Eight, Inc., an international firm that worked with Clifford Planning, architect of record.
Retail stores participating in the recent grand opening celebration included:
> Tommy Hilfiger
> Calvin Klein
> Lucky Brand
> Wilsons Leather
> Kay Jewelers
> Hilo Hattie
> Maui Sunglasses
> Michael Kors
> Banana Republic
> Carter's Babies & Kids
> Brooks Brothers
> The Luggage Factory
Sketchers and Wyndham Vacation resorts will open early in 2014.
The Outlets at Maui also includes dining and entertainment venues such as Ruth's Chris Steak House, Cold Stone Creamery, Ono Gelato & Espresso Bar, ABC Store and Warren & Annabelle's Magic Show. Pi Artisan Pizza will be added in early 2014.
WARD VILLAGE SHOPS- PHASE ll
The creation of the Ward Village Shops-Phase ll addition to the Ward Centers not only highlights the visibility of two major national retailers, but also enhances the shopping experience for the local and visitor market.
It also is responsible for many direct and indirect jobs, from the project team and industry members who built it to the long-term retail employees.
Congratulations to the developer, The Howard Hughes Corporation and general contractor Albert C. Kobayashi, Inc. for a project well planned, well partnered and successfully completed.
The Ward Village Shops-Phase ll project was begun by general contractor Albert C. Kobayashi (ACK) on July 24, 2012 and completed in October 2013. .
"The overall project is a two-story, 58,000-square-foot structural steel-framed building built to house tenants Pier 1 Imports and Nordstrom Rack," explains Brian Niitani, project manager for ACK on the current Ward job.
(The interior build-out of the Pier 1 space also was done by ACK.)
"Two major features of the job are its breezeway and storefront façade," explains Niitani. "The breezeway consists of a black exterior insulation finishing system (EIFS) ceiling that is highlighted by suspended lights oriented along an artistic diagonal geometry. The driveway surface under the breezeway entry to the parking garage is made entirely of 4"x4" granite cobblestones with 12"x12" mocha stone pavers highlighting the sidewalk entry for pedestrians. Featured bands of black granite fill out the stone patterns for the entire length of the breezeway. Since the only concrete you see are the curbs, the entrance is very attractive—even the crosswalk out front is a black granite band. The new building is complemented by beautiful landscaping with large monkeypod trees and terraced limestone walkways. The façade is covered with architectural metal panels and accented by aluminum slats painted with a cherry wood grain finish and glass screens tinted a bluish hue. The entire façade will be lit up at night, which will give the building an entirely different look after sunset."
Challenges and Solutions
"The major challenges on the project were the limited space and the shopper traffic," says Niitani. "As is the case with all new projects in town, space is a problem. We addressed it through phasing material deliveries and storing materials at various locations owned by The Howard Hughes Corporation.
"As to the shopper traffic, we were building this new structure while being completely surrounded by the public (T.J. Maxx on our east, Auahi Street to the south, the existing Pier 1 to the west and the parking garage to the north.)
"Barricades, flagmen and coordination with The Howard Hughes Corporation and Ward helped solve this problem.
"The first phase of work required us to pound concrete piles into the ground. Besides the crane and 660-foot piles being delivered to the jobsite, everyone in the neighborhood had to deal with the pounding. Next came the concrete blocks and finally the structural steel. Erection of the steel required the use of an 80-ton crane and numerous steel deliveries—too many to count. (We were impressed with the crane operators' skill as they moved this huge crane all over the tiny jobsite.)"
"The completion of Ward Village Shops is a great step forward in our larger plan for Ward Village, Hawaii's first urban master-planned community." David Striph, The Howard Hughes Corporation
Teamwork Is Key
ACK applauds the project team, including RF Stearns (structural steel), Architectural Glass & Aluminum (glass and glazing), BEK, Inc. (gypboard and EIFS), Alcal (roofing and waterproofing), Electricians, Inc., Alakai Mechanical, RM Nakamura Plumbing & Mech. Contr. Inc., Master Sheetmetal, WE Painting Inc. and Takano Nakamura Landscaping.
"We sincerely thank The Howard Hughes Corporation for the opportunity to work with them," says Russell Young, president of ACK. "We fully appreciate and value their business."
"On behalf of the Howard Hughes Corporation, we would like to thank our general contractor Albert C. Kobayashi and our subcontractors for their high quality of work on this project," says David Striph, senior vice president - Hawaii for The Howard Hughes Corporation. "The completion of the Ward Village Shops is a great step forward in our larger plan for Ward Village, Hawaii's first urban master-planned community. We look forward to bringing the vision for Ward Village to life." BI
Physical Fitness Center
Camp Smith/Marine Corps Base Hawaii, Kaneohe, Hawaii
On July 18, 2012, Kahu Curt Kekuna of Kawaiahao Church led a blessing ceremony for a $26 million physical fitness center at Camp H.M. Smith at Marine Corps Base Hawaii. The long-anticipated new facility, envisioned to support military and civilian personnel living and working on the Marine base, now is a reality—ready to serve those who serve all of us.
From Plan to Finished Product
"Designed and constructed through a joint venture of AMEC and Nan, Inc. (AMEC-Nan JV), the physical fitness center is an important project to promote and maintain the well-being, morale and efficiency of the Marine Corps personnel," says Darren Iida, senior project manager for the fitness center project. In describing what the work encompassed, he explains, "The project was divided into two major scopes—the construction of a new 29,826-square-foot physical fitness center at Camp Smith, plus repairing and improving the existing athletic field for Marine Corps Base Hawaii (MCBH) at Kaneohe.
"The physical fitness center provides a complete state-of-the-art facility for the various programs," he explains. "It houses a lobby/reception area, a gymnasium with NCAA-sized basketball courts that also accommodate volleyball courts and other team activities, fitness spaces with weight and cardiovascular equipment, free weight workout areas with a fitness assessment area, unit physical training and group exercise rooms, locker rooms, a health and wellness classroom, administrative spaces, group activity spaces, and support facilities such as laundry, storage, restrooms and showers."
Iida also reports that the new physical fitness center offers ample parking with an accessibility elevator to the lower parking areas and overhead PV (photovoltaic) structures that double as shade shelters.
Special design features of the overall fitness center building include the use of colored CMU blocks on the exterior façade and a zinc alloy standing seam roof for both "aesthetics and durability." The repairs and improvements to the athletic field at MCBH included the removal and replacement of the existing natural turf with artificial turf, the removal and replacement of the existing cinder turf track with synthetic track surfacing, and the implementation of various drainage improvements.
Challenges and Solutions
"The teamwork of AMEC-Nan, NAVFAC and Camp Smith Base, met and overcame project challenges with innovative solutions," says Iida.
"Safety is an integral part of our organizational culture and this has been demonstrated by the effective safety performance on the jobsite. This project accumulated well over 100,000 man-hours of construction labor without any lost time accidents on or off the job."
As to specific challenges, Iida explains, "One of the major challenges that exists at Camp Smith Base is the extremely limited parking. This was compounded by the large number of stalls that were displaced by the construction of the new facility. The innovative solutions that AMEC-Nan implemented above and beyond
the contract requirements to help resolve this problem included the construction of temporary parking areas, which provided a net increase in spaces prior to construction.
"Another obstacle on the project," Iida says, "included the logistical challenges in dealing with Camp Smith's steep and stepped terrain, combined with narrow and congested roadways—resulting in limited project access with just a single entrance and exit to the jobsite. The project team effectively coordinated the project logistics, work crews and subcontractors by precisely scheduling the numerous deliveries and planning major operations during controlled timeframes. This was all accomplished while keeping the construction work ahead of schedule."
The Finish Line
Iida once again stresses the importance of the teamwork on the physical fitness center project, saying, "The successful execution of both design and construction was a direct result of the exceptional partnering and teamwork of all those involved, including NAVFAC; Kaneohe ROICC (resident officer in charge of construction); MCCS (Marine Corps Community Services); Nan, Inc.; AMEC; the design team (Architects Hawaii was the design-build architect); and all of the subcontractors who shared the common goal of delivering a quality product of which they all could be proud."
He especially recognizes his project team "who worked tirelessly to deliver the project successfully across the finish line." This includes Patrick Banda, superintendent; Paul Cachero, quality control manager; Richard Wilson, safety manager; Chad Iwamoto, senior project engineer; Jarrett Dun, project engineer; and Keola Medeiros, engineering tech. BI
The Sullivan Center for
Innovation and Leadership
The vision for The Sullivan Center was innovation and inspiration.
From its dramatic exterior and state-of-the-art learning spaces,
the new structure fulfills that vision.
A Mission Fulfilled
According to the words of Head of School Dr. Timothy R. Cottrell, the mission of The Sullivan Center was "to inspire and support student discovery, innovation and leadership." Its official name, The Sullivan Center for Innovation and Leadership is abbreviated as SCIL—appropriately pronounced "skill."
A project of general contractor Nordic PCL Construction Inc., the 42,000-square-foot learning center is a fitting centerpiece of the iconic school's 150th anniversary. Named in honor of lead donor Joanna Lau Sullivan and her family, it celebrates and honors their commitment to serving the community and promoting education.
Showcasing innovation throughout its four stories, The Sullivan Center encompasses a robotics room complete with design and engineering equipment on the ground floor, a library on the second floor, a digital media center on the third floor where classes such as iPad App design and development are taught and multi-purpose labs on the fourth floor. There even are rooftop gardens to help students learn about farm to table and other sustainability concepts.
Finishing touches in preparation for the center's opening in time for the fall 2013 semester included extensive landscaping, with grass pavers in front of the building and a pa (grassy mound) in the main courtyard, installing flooring and lighting fixtures, connecting photovoltaic roof panels (to provide clean energy to the center) and adding furniture and artwork.
Glen Kaneshige, president of Nordic PCL, fills us in on more of the construction details. "The project included the abatement and demolition of the existing two-story library, followed by construction of the new four-story building. The design-assist process started in June of 2011 and continued through the beginning of construction in June 2012. The structure is a composite of cast-in-place perimeter, interior, elevator and star core walls and structural steel framing with concrete topping on the metal deck floors. Challenging soil conditions and the building's location on campus required the use of auger cast-in-place piles in the foundation to mitigate noise and vibration in the operating educational facility. Extensive rerouting of underground facilities in the immediate vicinity had been accomplished during the summer of 2011 to accommodate the new building."
Challenges, Solutions and Lessons Learned
Asked about challenges of the work, Kaneshige says, "The location of the project in the middle of an active campus and accessing the site for heavy equipment and the delivery of materials had to be planned and coordinated with Iolani's administration. The 14-month construction schedule also was challenging since access to the building was mainly through a fire lane between the existing buildings."
Nordic PCL integrated innovation and creativity into other aspects of the work, for example, "Our team led tours of the project for students and faculty during construction," says Kaneshige. "And the students turned the exterior of the plywood barricade into a mural to express their interest and school spirit regarding the new building. Our team also interfaced with students in various science, art and photography projects." Kaneshige says the project provided a memorable "learning" experience. "Iolani's athletic programs have always fostered the 'One Team' concept, from the days of Father Bray and later with the late Eddie Hamada. 'One Team' means that a team treats all members equally with no 'superstars' so success is shared equally. Completing a logistically challenging project in a short time frame in the middle of an operating academic campus required teamwork by all stakeholders, and the 'One Team' belief was a constant reminder that we were obligated to help make others successful if we were to have the same experience."
Nordic PCL completed the first phase of Iolani's updated master plan 10 years ago, in September 2003, with the construction of the Harry and Jeanette Weinberg Classroom Building, Koizumi Stadium and a parking structure plus an expansion to the Nangaku Building.
Social Security Administration, Kapolei
Federal Agency Opens Build-to-Suit Office
The "second city" of Kapolei now boasts Oahu's newest Social Security Administration (SSA) office as Avalon Development Co. LLC, with Honolulu Builders as general contractor, recently completed the second phase of its Kapolei Pacific Center. The $8 million, 13,680-square-foot building, designed by Design Partners, Inc., was completed in late July.
Located on a corner lot across from Kapolei Regional Park, and a brief walk from the Kapolei Public Library, the single-story, build-to-suit structure joins the first phase of the three-acre Kapolei Pacific Center—the two-story Cole Academy, which was constructed in September 2011.
"Through its newly constructed building, Avalon addresses the agency's requirements for growth, accessibility and functionality," says Steven Kothenbeutel, Avalon's vice president of development. "Unlike any other Social Security Administration office in the western region, the project was developed from the ground up with the agency's goals in mind. We are pleased to note that we did it on time and within our specified budget."
Site work on the project got underway in November 2012. The facility includes ballistic glazing at the windows to meet federal requirements, keypad door entry systems, a satellite up-link system for staff training and communication between branches, special sound transmission glazing for better communication between staff and the public and noise-cancelling speakers at each transaction counter to keep conversations private.
The new facility includes 17 transaction counters, a sharp increase from the five at the previous Kapolei location. There also are three self-service counters at the new building.
"We worked closely with the design and development team to split the core and shell work and the tenant improvement work into separate budgets for funding purposes," says Dan Jordan, principal of Honolulu Builders. "We also worked diligently with the team to provide value engineering ideas throughout the project."
Among the challenges of the project was working next to the preschool where Honolulu Builders tied the Cole Academy parking area into the SSA lot to provide a safer traffic flow and minimize congestion on neighboring streets.
"These challenges were met by numerous moves of the site fencing to take as little footprint of the school's operational area as possible, and through constant contact with the school administration," Jordan says. "Completion of the work also required shutdowns of power to the school to install an upsized transformer to handle the load of both the SSA building and the Cole Academy preschool, and a water shutdown to bring water onto the site from the main line. To inconvenience the school as little as possible, this work was done on the weekends and early morning hours when school was not in session."
Kothenbeutel adds that another challenge of the project was to "develop a commonality between the stringent City of Kapolei design review process, the City and County of Honolulu's zoning process and the agency's design review of the space, ensuring the interior space meets federal requirements.
"Fortunately, we had a wonderful dedicated team composed of Honolulu Builders and Design Partners, Inc., who had completed our Phase 1, The Cole Academy, and understood all the nuances of the property's issues. That allowed us to move quickly and effectively to meet our goals on time and on budget."
Avalon is currently planning the third phase of the Kapolei Pacific Center, which will include both retail and office space within the next 18 to 24 months, Kothenbeutel says.
Wheeler UEPH Barracks Phase 6B
Two Dorms for Single Soldiers
Kiewit Building Group Inc. (KBG) recently completed the Wheeler Unaccompanied Enlisted Personnel Housing (UEPH) Barracks Phase 6B project at Wheeler Army Airfield in Wahiawa. KBG did the $46.2 million design-build project with the United States Army Corps of Engineers (USACE).
"Kiewit Building Group has never been prouder to turn over a project that serves such a great purpose for those who serve our country," says Lance Wilhelm, senior vice president for KBG. "We believe that our reputation as a company that has strong core values and can be trusted to work hand-in-hand with our clients to complete a job with the highest discipline among our team and skill in our trade really helped us stand out as the successful bidder in the selection process."
Along with dormitory-style buildings that feature two-bedroom units, the project includes a motorcycle shed and trash and recycling enclosures. The buildings are designed to meet Anti-Terrorism Force Protection standards. KGB got the nod to start the project in April 2010 and completed it in November 2012, with the civil portion of the project nearing completion. The project earned the Award of Merit during the 2013 General Contractors Association's (GCA) Build Hawaii Awards in the category of Federal Construction More Than $30 Million.
Wilhelm says inclement weather caused a few delays in the schedule, but adds, "the KBG team and the owner both held the safety of those involved as a top priority. The team utilized every opportunity to get as much work done as possible, pulling long hours to utilize favorable weather conditions not knowing what the next day's forecast would bring."
Wilhelm credited project manager Donny Sayaboc for enforcing project-wide safety measures. Subcontractors also conducted weekly safety assessments. "This new mentality helped the entire team improve their safety record and hold each other accountable for ensuring the safety of others," Wilhelm says.
Uncovering unidentified utility lines during excavation to prepare for the installation of the drain line presented another challenge, Wilhelm notes, adding that "threats to safety and schedule were avoided by the KBG team's quick notification and cooperation with USACE in identifying each line and determining whether or not they were active so that we could properly treat them in a timely manner.
"As every job has their challenges, the true telling of a good project and, ultimately, a good team, is how quickly and efficiently these challenges are overcome."
Green and Friendly
The project was built to LEED Silver v2.2 standards. Along with solar panels, the parking area has parking designated for low emitting/fuel-efficient vehicles, bicycle storage and an enclosure for recyclables. The work also included wastewater technologies and landscaping that requires no irrigation. Inside the units, low mercury lighting and Energy Star appliances were installed.
"For both USACE and KBG, the focus was on creating the best UEPH facility for the end user," Wilhelm says. "In speaking with the soldiers, their satisfaction with the quality and functionality of the new barracks is apparent. Newly incoming soldiers appreciate a comfortable, new facility that make their transitions from home to military living more comfortable.
"When comparing the facility with older, more traditional ones, the more veteran soldiers are happy to see returning personnel presented with a facility that has been improved and advanced in comfort and design to better serve our military personnel."
Kapiolani Medical Center for Women & Children Parking Garage
Double Helix Ramps … & Pink Butterflies!
A few fast facts about the new parking garage at Kapiolani Medical Center for Women & Children on Bingham Street, with dck pacific construction, LLC as general contractor:
> Because of its double helix design it takes a vehicle 8.5 revolutions to reach the top of the 17-level garage (18 including the basement).
> It's Honolulu's tallest freestanding parking structure.
> More than 15,500 cubic yards of concrete, 2,040 tons of rebar and 137 miles of post-tension cable went into the construction of the building.
> The garage has 992 parking stalls.
> Each level is numbered and coded by color, and designated by either a creature or plant—more about that later.
"When dck pacific heard about the hospital's master plan we were excited and eager to be a part of the project because we built the original 10-story hospital in 1976," says Eric Tessem, CEO of dck pacific. "With this in mind, our estimating and operations team collectively worked together to brainstorm and develop a qualifications proposal that included constructability methods, i.e. use of PERI forms for the walls, beams and suspended slab, and value engineering ideas. Four local contractors submitted proposals to build this project, and on February 2011, Hawaii Pacific Health (HPH) selected dck pacific as their contractor."
Kapiolani Medical Center for Women & Children is one of HPH's four nonprofit hospitals. The others are Pali Momi Medical Center, Straub Clinic & Hospital and Wilcox Memorial Hospital.
Construction of the 20,500-square-foot parking garage began in June 2012 and the job was completed in nine months as hospital employees began claiming parking spots on Feb. 4 with the public spaces opened a week later.
"This 17-story, double helix designed structure was not an easy concrete structure to build, and being located in such a tight site compounded the complexity," Tessem says, adding that "the logistics of managing materials and equipment in and out was very challenging."
He quickly cites the hurdles crews faced: "The sheer mass of the project along a single-lane road, on a one-acre site with a 21,000-square-foot footprint and power lines fronting the project required all hoisting to be done on site, as well as keeping access open to the neighbors and an active fire lane for the fire department."
Some of the job specifications also were "technically" daunting, he says. "There were three different strengths in concrete specified, many times used in the same pour," he explains. "This was challenging simply because the concrete trucks had to show up in the right order to get the right strength of concrete in the right place. In addition to the multiple strengths required, there were multiple colors of concrete used that, again, had to be in the right place at the right time so it all matched."
Another unique task involved the building's exterior. "All of the post-tension cables had to be 'pulled' or stretched to the interior of the building, which is not always typical. With two very detailed exterior architectural features on the building, as well as the feature changing directions a couple of times as it went up the building, it was very time-consuming though we still met our schedule," Tessem says.
Success By Design
Tessem credits Architects Hawaii Ltd. for the garage's double helix design, where one ramp only goes up while the other ramp goes down, eliminating problems of congestion common to parking garages with two-way traffic.
He says "the visibility of each floor is open and lighted, with elevators and staircases on the perimeter of the building and tensioned wires that run along the center of the levels, allowing a clear view both ewa and diamond head. Each elevator lobby level is coded by color and animal; for example the ninth floor is a pink butterfly, enabling guests to easily remember where they parked."
Other "unique" codings for each level of the garage: An owl designates the 17th level, which is the top floor; level 12 is an octopus and a pineapple designates the 10th. The elevator lobby on the blue-coded eighth level has a dolphin, with a ladybug on the red-coded third floor. Even the basement, where only employees are allowed, is coded green with a palm tree.
The project included installing two 20,000-gallon underground fuel tanks.
Tessem says the project has applied for a LEED (Leadership in Energy and Environmental Design) certification deeming it an eco-friendly garage. The photovoltaic panels on the roof are designed to power 48 percent of the building's electrical requirements and electric car charging stations. He says 1,090 tons of waste materials were recycled during construction, with more than 100 truckloads of waste diverted to landfills.
With the opening of the garage came the "satisfaction of returning to the hospital that we originally built in 1976, and the kick off of the initial phase of the $300 million expansion program for HPH," Tessem says. "dck pacific will continue to be involved in the further expansion of the Kapiolani hospital as its next phase is anticipated to begin late this year. This was a tough structure to build but it allowed us to better understand complicated concrete structures and refine our skills for the next one."
The Towers at Kuhio Park
The Modernization of Public Housing
In December, general contractor Albert C. Kobayashi, Inc. (ACK) completed renovations to The Towers at Kuhio Park, which now offers larger apartments, reconfigured floor plans, more parking and a community garden to go with its new name. Formerly known as Kuhio Park Terrace (KPT), the twin 16-story towers in Kalihi were built in 1963 and are the state's largest public housing facility.
"The comprehensive and long overdue renovation was needed to modernize and upgrade the facility, says Russell Young, president and CEO of Albert C. Kobayashi, adding that the work "ranged from a complete overhaul of the infrastructure to larger residential units and even upgraded fixtures and finishes in all 555 apartments.
"In fact, each unit received approximately $90,000 worth of work, including enclosing of the lanai to increase living space and new flooring, windows, plumbing, electrical fixtures and energy-efficient appliances." Young says that natural ventilation and lighting in each of the apartments also was increased by installing kitchen windows as well as louvered airflow between rooms.
The common areas of the towers were also renovated, he notes, including updating the corridors, lobbies and entries as well as doing exterior painting, landscaping and repaving of the parking lot and revision and repair of public sidewalks. First-floor renovations allowed for an expanded laundry facility and added social service and training/educational spaces, a fitness center, hospitality suite, technology center and a fenced-in green park.
Young says the complex also has 54 additional parking spaces, including 22 handicap accessible stalls, and space for the Hawaii Literacy Family Library and the Ke Ola Hou Medical Clinic.
"Finally, in keeping with increased environmental awareness," he says, "a photovoltaic system was installed atop each of the two buildings." Other "green" strategies included using prevailing trade winds for natural ventilation, more use of natural lighting, planting low-impact indigenous flora in the landscaping and energy-efficient materials throughout the construction.
The $135 million project is a public-private partnership between the Hawaii Public Housing Authority (HPHA) and a private developer to transform public housing. Michaels Development Co. and The Vitus Group teamed with the HPHA, and ACK was selected as the design-assist contractor.
When the project began in May 2011, ACK first completed work on Tower A before launching renovations on Tower B. ACK completed the job on schedule by December 2012.
"Several of the challenges of this project were a direct result of having to complete the work while the complex was still fully occupied and operational," Young says. "We were able to work on a limited number of units at any one time due to the tenant occupancy rate that had to be maintained during the renovation." Another hurdle was a "short, seven-month duration that was available to completely renovate all interior units and the exteriors of the buildings," he notes. And a third problem was trying to renovate units even "while tenants lived on the floors above and below it."
To make this go more smoothly, residents were moved to the top three floors of each tower while their units were being renovated.
"Communication played a crucial role in the successful management of this project," Young says, "and one of the better examples of this is the partnership established with the owner's rental company agents. Because a majority of residents spoke English as a second language, it was vital for ACK to ensure that any correspondence or updates about construction, especially with regard to safety, was fully understood. By partnering with the agents, our representatives were able to better communicate with the tenants by working with native speaking agents and printing signage written in various languages. Besides fostering a better rapport with the residents, the scheduling of tenant relocations also improved once the rental agents had set up an office on-site."
Keeping utilities going for the residents during construction was another challenge, as was the need to beef up security.
"On occasion, objects would be thrown by tenants from lanai and corridors," Young explains. "To minimize danger to our workers as well as residents, we hired a security company with ties to the KPT community. They would patrol during working hours and do random night walks around the project. Their efforts along with their established relationship with the community greatly reduced the incidents."
There were other health and safety concerns, Young says. "Because the original towers were built in 1963, it was not surprising to learn that the soil beneath the parking lot was contaminated with lead," he says, adding that ACK utilized an asphalt reclamation method to repave the parking lot to ensure the lead-containing soil was not disturbed. "Through this method, a number of layers of the existing asphalt and one inch of the base was ground up and compacted as new base. Utilizing this process," he adds, "minimized the importing and exporting of material, thus saving the owner trucking and material costs as well as helping to decrease the amount of waste sent to the landfill.
"In other areas around the project, pesticide impacted soil was removed to a depth of one foot and replaced with clean, imported soil and grassing."
Additionally, underground waste piping required repairs using modern materials and lining methods.
"ACK gained great experience from working on this project as it reinforced our belief that in construction, it is more than just knowing how to build and renovate a building structure," says Young, "it is also about being able to work in any type of environment, some that may or may not always be conducive to the work you are doing."
Kaimaaina grocer opens in the 'Second City'
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Seafood, meats, a deli and a bakery, fresh-brewed coffee and tea, locally grown produce and a floral department and a full selection of wines, even a pharmacy coming in early 2013. Welcome to the new Foodland Kapolei.
"The people of Kapolei were so thrilled to finally have Foodland in their community. The grand opening was a huge success," says Michael Inouye, project engineer for the general contractor, Ralph S. Inouye Co., Ltd. (RSI). "The store has a poke bar, kim chee bar and a Coffee Bean & Tea Leaf. Future buildings for shops and other restaurants are being completed as well as planned in 2013 to complete the center."
Leading up to the grand opening in October, Foodland officials also were happy to be up and running in Oahu's "Second City." Foodland Super Market, Ltd. is Hawaii's largest locally owned and operated grocery retailer. The Kapolei store is located at 4850 Kapolei Parkway.
"The store will be one that celebrates the coming together of food, family and friends for which Foodland is so well known," said Jenai S. Wall, Foodland chairman and CEO. "And we have designed it to be not only a great place to shop, but also a place that makes the Kapolei community feel proud."
Foodland employs more than 2,500 people at its 32 Foodland, Sack N Save and Foodland Farms stores on four islands.
"Foodland presented the project team with a very aggressive completion schedule," Inouye says, "but was willing to do its part to assist us in making the project a success."
Careful planning was key, he adds.
"Weekly OAC (owner, architect, contractor) meetings helped to improve communication, foster teamwork and address issues in a timely manner that proved invaluable. The project schedule was updated weekly, and when there was slippage, the construction team looked at evening shift work, overtime and increased crew sizes to make a recover schedule."
Inouye noted that Foodland even "revised delivery dates for owner-furnished and owner-installed material" to help RSI stay on the schedule.
"When the entire project team works together, with the project success being the focal point, each stakeholder can achieve their own goals and be profitable.
Inouye explains that the Foodland Kapolei, constructed of CMU walls with EFS exterior finish, has a tile mansard roof with built-up roofing in the interior and panelized structural wood framing making up the roof support structure.
The interior build out was started in May 2012 and the store opened in October. Inouye adds that interior finishes include a stained and polished concrete flooring and an open glulam ceiling. Workers also installed the air conditioning, lighting, and fire alarm and fire sprinkler systems.
"The project was a huge success for RSI. We are extremely proud of the entire project team," says Inouye with a nod to his crew as well as to the subcontractors on the project. "We are happy for the community of Kapolei and Foodland for the success of the store. RSI gained valuable experience in managing aggressively scheduled projects and strengthened relationships with its subcontractors, suppliers and Foodland."
Seabury Hall's 'A'ali'ikühouna
Creative Arts Center
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An Arts Hall Where Students Blossom
Seabury Hall, a small private school on Maui, has good reason these days to celebrate with song and dance—and a unique stage with state-of-the-art lighting, sound and acoustic technology to perform on. In fact, that's exactly what the school did. Soon after general contractor Arita/Poulson wrapped up work on the school's 'A'ali'ikühouna Creative Arts Center, an SRO crowd was on hand last September for the inaugural performance at the new $7 million facility.
"This project turned out to be very successful as a result of everyone working as a team and making it happen in spite of challenges with a one-of-a-kind structure of this size and use," says Tom Noble, project engineer for Arita/Poulson. "Typical theaters are brick and mortar, and this was a metal structure with great acoustics, which is important for theater productions."
The concert hall can seat up to 500 and was paid for by donations from alumni and patrons of the arts.
Boston-based Flansburgh Architects was assisted by local architects Reicke Sunnland and Kono Architects. Construction on the new theater began in July 2011 and it replaces an outdated facility located on a promontory overlooking the Pacific Ocean.
Arita/Poulson built two buildings from the ground up. One was the arts building/theater that includes a balcony that seats 50. Other features are a control booth, a large movie screen, pull-out seating and stackable chairs and a front lobby with a concession area. The other building is a dance studio with wall-to-wall mirrors, ballet barre, a stage that can be reconfigured and lots of natural lighting.
"Both buildings are steel frame structures covered with Kingspan panels on the exterior walls, with Hardie board and batts attached to the outside of the panels," explains Noble. "To enhance the look of the building, Fibergrate panels were placed outside of all windows which also helped to diffuse the light entering the buildings and to keep the building from getting too hot inside."
Noble says attention to temperature control was important because there is no air conditioning system inside the theater; the temperature is maintained by power-controlled louvered windows and large fans above the tech grid.
The arts center's features, he adds, includes a lighting system that can be controlled from a booth located in the balcony. The tech grid in the rafter area provides safe access to the theatrical lights, wiring and other equipment used in stage productions. Also, the theater has an "audience pit" that can double as an orchestra pit. The pit also can be converted to the same height as the stage by installing a series of supported platforms.
The arts center has been a goal at Seabury Hall for years. Noble says that Arita/Poulson was asked to assist with the design and budgeting almost two years before the project's groundbreaking.
"When the design was completed we were provided with the opportunity to bid competitively against other general contractors. We won the bid, were issued a contract and went into the submittal and approval phase for the pre-engineered metal building (PEMB) in April 2011," Noble says. "During the approval process for the PEMB there were several structural issues resulting in the structure taking on more characteristics of a regular steel structure versus a PEMB.
"The audience pit was one of the first areas concrete was poured for the project, and special care had to be taken to protect it and all concrete floors. At the finish stage of the project all concrete floors were polished."
Along with the theater and adjacent dance rehearsal pavilion, there is ample room in the courtyard to provide a venue to stage performances both days and in the evenings.
Noble says that for Arita/Poulson the project was a "great learning experience in the area of theater work and special lighting control systems, which we have not done in the past. And we discovered a new use for Fibergrate materials that we were not aware of prior to this project.
"We learned once again that no matter how big a challenge we have in front of us, if everyone works together toward the common goal, that success is obtainable."
The UH Cancer Center consists of a four-story Wet Lab and a six-story Dry Lab.
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The University of Hawaii Cancer Center was designed for the purpose of "igniting the imaginations of scientists engaged in winning the war on cancer," according to UH. Thanks to the general contractor, Albert C. Kobayashi, Inc., that noble battle is ready to begin because the five-story, 150,000-square-foot structure was completed last September, far ahead of the original estimate of January 2013.
The work also was done under budget by $16 million, UH says. The project was budgeted for $120 million, and UH is using the remaining funds to add an extension on the Ewa side.
"This project has been a very good example of the design-assist process," says Russell Young, president of Albert C. Kobayashi, Inc. "By the contractor being a part of the design process early on, the contractor becomes a stakeholder early-on, and the project can be kept in-budget. Costly re-designs or surprises are avoided and the project can be completed in less time than a typical bid job."
The center consists of two buildings: a four-story Wet Lab, which houses lab work benches, fume hoods, chemical storage, microscopy rooms and other specialty areas; and a six-story Dry Lab, which houses the offices, seminar and conference rooms, administrative areas and other support facilities. There are two mechanical penthouses, a chiller plant and a kitchen used for nutritional research.
The research facility, dedicated to advancing the diagnosis, treatment and prevention of cancer, was funded by the state tax on cigarette sales. Young says the project is applying for LEED Gold certification. The building utilizes natural day office lighting, high-efficiency chilled beams for cooling and use of green roofs.
In response to a December 2009 request for proposal by the Research Corporation of the University of Hawaii (RCUH), Albert C. Kobayashi, Inc. teamed up with the Structure Tone Organization—in particular, L.F. Driscoll Co., a subsidiary of Structure Tone—and the team was selected as the general contractor.
"Together, ACK/Structure Tone provided the client design-assist services to insure the best construction methods while keeping the project on-budget throughout the planning stages," Young says.
The project required extensive coordination and planning to accommodate the 24/7 activity on the grounds of the John A. Burns School of Medicine (JABSOM). "All major work was pre-planned and pre-coordinated with the affected parties," Young says, "including the installation of three new cooling towers for the UH Cancer Center atop the existing roof of the JABSOM Central Plant."
Another major challenge, he says, was the technical needs of the research center. "The mechanical, electrical and laboratory requirements were all integrated using the 3-D computer process known as BIM: building information modeling. The complex interaction of ductwork, lab waste lines, fire sprinklers, LN2, water, gas, cable trays, exhaust and the building structure were pre-coordinated between all subcontractors in a manner that shop drawings could be completed early, materials fabricated and interference in the field virtually eliminated," Young says.
The center includes many additional features, Young explains, such as being the first building in Hawaii "to utilize chilled beams for cooling non-lab spaces." He explained that chilled beams cool air through the use of convection air flow through a series of pipes of chilled water. The main advantage of the chilled beams, he adds, are lower operating costs due to convection cooling and less ductwork to transport pre-conditioned air.
With Albert C. Kobayashi, Inc. completing its work ahead of schedule and "well under the original budget," Young says, "the RCUH was able to add a 40,000-square-foot extension wing to the project." That addition is expected to be completed by the end of the second quarter this year. "Although this is only the core and shell, it provides room for additional researchers so that the cancer center can continue its critical mission," Young says.
The University Cancer Center grand opening is scheduled for Feb. 23, 2013.
The new Middle School at the Kapalama campus.
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Kamehameha Schools Kapalama Strategic Redevelopment Project
The Kamehameha Schools Kapalama Strategic Redevelopment Project is comprised of five projects under a single, $118.5 million contract. Three of the five projects—the Middle School Redevelopment, the PE/Athletics Complex and the Kaiwakiloumoku Hawaiian Cultural Center—have been completed. The remaining two phases of the project, to be completed in 2014, are dormitories and a parking structure.
The completed phases of the project are built into the rocky and sloped hillside at the Kapalama campus and, combined with the logistics of working in an operating campus, made staging and access for construction a challenge, says Glen Kaneshige, president of Nordic PCL.
"For the first three projects, providing for the safety of the students, faculty and staff at all times was paramount," Kaneshige says, adding that the project team provided "detailed fencing and traffic control plans that were reviewed by campus operations staff to provide adequate programmatic access to campus areas while construction was happening."
Nordic PCL was selected by Kamehameha Schools to provide preconstruction services in December 2007. In early 2009, the project was suspended because of the local economic recession at the end of 2008. In early 2010, Kamehameha Schools put the project out to bid and Nordic PCL won with the lowest bid.
The two-level Kaiwakiloumoku Hawaiian Cultural Center was built on 1.63 acres on the campus and includes classrooms, a commercial kitchen, mechanical and electrical rooms, covered parking, large assembly hall and 15,000-square-feet of open artificial turf field for ceremonies and outdoor activities.
"The cultural center is a long-anticipated campus landmark that gives Kamehameha Schools an excellent opportunity to engrain the true Hawaiian culture in the youth for generations to come," Kaneshige says. "The cultural significance of the center to Kamehameha Schools was apparent to the project team and raised our awareness that the quality of the finished product had to exceed the expectations of the school and alumni."
During the project's early stages, the Nordic PCL team met with Kame-
hemeha Schools representatives to identify key components to the structure.
"Some of these items identified include a hand-carved Ohia log at Hale Mana building that is suspended 45 feet in the air," Kaneshige says. "There are also four Ohia log posts at the four corners of the building. All of the Ohia is overlooking a star compass that is located in the center of the building. The owner and design team were adamant about using real rock at all construction, not veneer. The project team addressed all of these critical items and turned over the building to a very satisfied client."
The structure is a blend of CIP (concrete in practice) walls, CMU (concrete in practice) and precast planks with topping. The project team had to excavate the face of a "blue-rock" hill to accommodate the new building into the hillside. Kaneshige says workers removed "15,000 cubic yards of rock and earth to build the new structure into the hillside on a 1-acre jobsite during the rainy season."
The Middle School project, Kaneshige explains, began with the hazmat abatement and demolition of nine existing structures followed by the construction of a new middle school and administration building.
The structures include a three-level
open-learning classroom building, two-level building to house the administration, cafeteria and band hall, and a single-level chiller central plant. The building structural components included continuous and spread concrete footings, slab-on-grade, prestressed precast planks with concrete topping, suspended CIP slabs, concrete walls and CMU walls. The building exterior includes DEFS (direct-applied exterior finish system) finish and CMU walls, standing seam metal roofing, and aluminum storefronts and windows.
Because of school drop off and pickup times, construction traffic was allowed only between 8 a.m. and
2 p.m. Detailed delivery schedules were given to subcontractors, vendors and suppliers to fit in with campus traffic restrictions, Kaneshige says.
Nordic says the PE/Athletics Complex required the hazmat abatement and demolition of the existing PE building to make way for the construction of a three-level multi-use athletics support building including gym, laundry, general offices and locker rooms.
Structural work included concrete foundation retaining walls, prestressed precast tees and planks with topping slabs, suspended slabs and CMU. The building skin is DEFS finish and the roof is standing seam metal roofing. The project site is directly beside an Olympic-sized Kalaniopuu pool that was in full operation throughout the construction.
Kaneshige says workers, students and staff all used the same road to access this project. "NPCL was able to address the access issues by providing detailed pedestrian access plans that were reviewed and approved by campus operations as well as providing additional flagging and material delivery coordination," he says. "As construction progressed, the access plans had to be revised several times to accommodate specific scopes of work. "
Kaneshige credits Nordic PCL's team for deftly handling the unique challenges of the project and meeting deadline.
"Non-typical multi-building projects on sloping sites in an operating school campus are about as challenging as they come," he says. "Careful planning and execution of the work are critical. There can never be enough diligence with respect to safety in this kind of environment."
MARIANIST CENTER OF HAWAII
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A Much-Needed Facility
If you have visited the shared campuses of Chaminade University and Saint Louis School in recent years, you will have noticed cars—lots of them, parked in the limited parking lot spaces, along the drive up to the schools and on the street fronting and adjacent to the schools. It's a problem common to most schools and universities in Hawaii. But at the Chaminade and Saint Louis School location, something has been done to improve the situation.
The Marianist Center of Hawaii's new parking structure recently completed by Albert C. Kobayashi, Inc., offers an efficiently planned facility that is aesthetically in tune with the Waialae Avenue campus—an important factor, given the natural beauty of the hilltop location. The 19,879-square-foot, four-level structure accommodating 228 vehicles will be used by students, faculty and staff of both schools and for special events on weekends.
The Benefits of Innovation
The $10 million contract value project, which began construction in September 2011, was finished in September 2012. "It was an entirely pre-cast construction system project, including walls, beams, everything," says Ryde Azama, project engineer. This saved both time and money. "The project progressed more smoothly, moved faster." This type of all entirely pre-cast structure is unusual, says Azama, and the first one he has seen here.
There were a few challenges on the project. For example, the mountainside location meant part of that mountain had to be removed in order to get to the proper elevation. "And we had to carefully coordinate the flatbed trucks bringing in 50-foot-long pieces of pre-cast components, especially with it being a school site." Azama gives special mention to GPRM Prestress for its pre-cast construction work; site contractor Royal Contracting for "removing part of the mountain;" Group Builders, framing and finishing; Alakai Mechanical and Commercial Plumbing and Paul's Electrical Contracting, among other team members. "And project manager Brian Niitani did a really good job."
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"Drawn from the values that have established the Halekulani brand, the completion of the renewal reflects our commitment to remain true to the hotel's original spirit while evolving and enhancing the unique experience for which we have also come to be known; providing our guests with a journey of transcendence and fulfillment that cannot be replicated."
chief operating officer of Halekulani Corp.
The renowned Halekulani hotel in July celebrated the completion of guest room upgrades, performed by general contractor Hawaiian Dredging Construction Co., Inc., part of the hotel's property-wide revitalization, dubbed its "Renewal."
According to Halekulani Corp., Halekulani's Renewal is based upon "legacy, culture, quality and service," values that have made the property an iconic global destination.
Each of the hotel's 453 rooms and suites has been refreshed to further capture the natural light and airy visual expanses of the sea. Designed around its renowned "seven shades of white" interior color palette, the aesthetic sets out to showcase the panoramic Pacific Ocean vista and tropical elements.
All guest rooms are outfitted with new furnishings, providing a more spacious feel with contemporary conveniences such as new accessories and amenities, sophisticated lighting design, revitalized bedding and linens, enhanced in-room technology, as well as reconceived new bathrooms and new lanai furniture.
Key components include:
• neutral tones and textures
• residential and relaxing ambiance and look throughout the living and bathroom spaces
• exclusive and custom designed furnishings and accessories
• furniture selected with a resort feel, which incorporate casual elegance and lightness in its design
• minimal artwork to keep the focus of the visual experience on natural light and the environment (exterior view)
• louvre adjustable shutter doors to allow guests to control the level of outside-to-inside experience.
The room renewal addresses the goal of ensuring the best possible guest experience. Halekulani continues to evolve its unprecedented product and services, and in doing so will position itself to better serve its guests via a greatly enhanced overall experience and renewed ambiance, says the corporation.
"The overall renewal of Halekulani inaugurates a new era for an icon that will forever remain synonymous with unparalleled quality, excellence and the unrivaled, authentic experience of Hawaii," states Halekulani Corp. "While Halekulani may continue to evolve, its legacy of excellence will always remain forefront."
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Paanau Village, Phase 2
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Meeting a Primary Need
Kauai County Mayor Bernard Carvalho, Jr. is referring to the newest affordable housing complex on the island, Phase 2 of Paanau Village, located in Koloa across from the Kukuiula master-planned development. The county held a dedication ceremony on June 28.
General contractor Shioi Construction, Inc. participated in a July 7 groundbreaking ceremony for the project, which is being developed by the Kauai Housing Development Corp.
Occupancy at the second phase of Paanau Village is restricted to households at or below 60 percent of the Kauai median household income limits: one person, $35,580; two people, $40,620; three people, $45,720; four people, $50,760; five people, $54,840; and six people, $58,920. Monthly rents, which include water and sewer, will range from $575 to $850.
The new 50-unit residential complex has a mix of one, two and three-bedroom rental units spread among five wood-framed, three-story buildings. All the apartments feature solar water heating, washers and dryers, granite countertops, ceiling fans in all rooms and storage closets on lanai. Other amenities include a community center and tot lot.
The project itself sits on a 4-acre parcel that was conveyed to Kauai County at no cost by Kukuiula Development Co. to satisfy a zoning condition. One of the parking areas for the complex opens to the Ala Kalanikaumaka, or western bypass road. Kukuiula Development also constructed an extension of Paanau Road to provide access to the second phase of the complex.
(Editor's note: The first phase of Paanau Village opened in 1994 and is comprised of 60 units.)
The $13.8 million project was built with a variety of green building elements, including: Energy Star appliances and lighting fixtures, solar parking lot lighting, water conserving plumbing, buildings oriented for natural ventilation, low volatile organic compound (VOC) paints and sealants, a recycling area for tenant generated cardboard and other materials, the aforementioned solar hot water heating and a photovoltaic system for the community center.
Conrad Murashige, president of Shioi Construction, explains that while the project actually was a competitive bid, it also included a kind of design-assist process. Once selected, the general contracting firm helped with some of the design criteria as well as other materials to keep the project cost effective. "One of the key things we aided with is coming up with materials that would be easier to maintain over the life cycle of the project, corrosion resistance as well as more efficient types of materials to use," explains Murashige; "for example, the stairs are made of precast concrete for durability and ease of maintenance."
Murashige adds that during construction, they hit a lot of solid, blue (basalt) rock, which caused some issues. In addition, some of the utilities were rerouted for potential cost savings.
Overall, the project was a successful one for the company and one that helped significantly during challenging economic conditions. "One of the key elements that I told everyone at the blessing was that we were extremely fortunate to have nearly 98 percent of the actual labor workforce be from Kauai. The off-island subs were a somewhat minor part in the total labor budget," says Murashige. "So, it really helped the local economy."
Bachelor Enlisted Quarters, MCBH
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Plans and Specs
The new, nearly $40 million bachelor enlisted quarters (BEQ) built by general contractor Nan, Inc. at the Marine Corps Base Hawaii (MCBH) in Kaneohe is a federal design/build construction contract administered by the Naval Facilities Engineering Command (NAVFAC) Hawaii, according to Stan Sagum, project manager for Nan.
Awarded on Aug. 17, 2009, the contract encompassed the design and construction of a 95,595-square-foot Unaccompanied Enlisted Personnel Housing (UEPH) facility for 300 single Marines and sailors, along with necessary support buildings and infrastructure. A groundbreaking ceremony to mark the commencement of the project was held on Feb. 18.
"The goal for the design consultants was to design the buildings with a 25-year useful life before possible reuse, repurpose or renovation are required," explains Sagum. The barracks building itself is a medium rise, five-story, 150-unit building, the foundation for which consists of a structural concrete slab-on-grade, grade beams and pile caps and approximately 160 octagonal bearing piles, each 55 feet long. "The structure was constructed out of structural concrete masonry unit (CMU) walls and solid-core precast plank floors. The entire building is air conditioned for maximum comfort. Each unit consists of a shared bedroom and bathroom with separate storage/closet space for each occupant. Three laundry rooms are located on the first floor, and there are two janitor's closets on each level."
Besides the building, the following support structures also were constructed: a central chiller plant, two barbeque pavilions, three covered bicycle storage facilities and a 159-stall parking lot covered by a photovoltaic carport structure.
"The need for new BEQ at MCBH for our young Marines is very critical," said Raymond Rippel, director for Unaccompanied Personnel Housing at the time the project broke ground. "We have some extremely old facilities that … do not provide modern and efficient living accommodations that our troops deserve."
"We need these barracks for our Marines," added Col. Robert Rice, MCBH commander when construction began.
"The biggest challenge for this pro- ject was environmental, as this project was adjacent to the Mokapu Central Drainage Canal (MCDC)," continues Sagum. "Very strict controls were implemented to prevent contaminated storm water from entering the MCDC. In addition, the size of the property, in conjunction with the large footprint of the main building, resulted in access and coordination issues during construction."
Also worth noting, the contract originally required that the complex be designed to meet Leadership in Energy and Environmental Design (LEED) silver certification criteria. "The design credits have been submitted to the U.S. Green Building Council and have been approved, and review of the construction credits are pending. Preliminary review by the design and construction teams reveals that this project may actually achieve a gold rating."
Besides the carport PV system, which has the capacity to provide 100 percent of the energy needs for about 60 of the 150 units, a number of other green building measures were incorporated into the facility to help it achieve the higher certification. This includes the use of highly efficient plumbing fixtures for water savings and an energy-efficient central air conditioning system for energy savings. The lighting system also was equipped with occupancy sensors in addition to efficient light fixtures for added energy savings.
"The original project duration was 840 calendar days with a revised contract completion date of March 31, 2012," Sagum explains. "Nan, Inc. credits the collaborative efforts of the team players, NAVFAC, ROICC, MCBH Facilities Department, design engineers and subcontractors, for their early commitment to partnering as the most influential factor in the success of this project."
Sagum would especially like to recognize Nan's own project team for their efforts in the successful completion of the BEQ, including: Kim Bothe, superintendent; Sonny Kang, quality control manager; Joseph Tavares, safety manager; Ryan Kunselman, project engineer; and Kyle Loo, project engineer.
Nan, Inc. recently received a certificate of achievement from NAVFAC Hawaii, in recognition of its "exemplary safety performance in the fulfillment of the … contract."
In addition, Sagum says, the project was very significant because it was able to employ, on the average, approximately 100 tradesmen for a year and a half.
"Nan's success on these large, high-profile government projects reflects our ability to compete in the global market for the Department of Defense," concludes Sagum.
Pearl Harbor Child Development Center
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Raising the Bar
Located at Joint Base Pearl Harbor-Hickam (JBPHH), the Child Development Center that opened in March is one of the largest such centers in the nation and potentially will be the first Leadership in Energy & Environmental Design (LEED) platinum facility on a military base in Hawaii, according to Naval Facilities Engineering Command (NAVFAC) Hawaii, which administered the project.
NAVFAC Pacific awarded an $18.9 million design-build contract to general contractor Hawaiian Dredging Construction Co., Inc. on Sept. 29, 2009, followed by a groundbreaking ceremony on June 4, 2010.
Work included construction of a 30,500-square-foot, single-story facility with 24 classrooms and community spaces to accommodate 304 infants and preschool children, describes Eric Hashizume, vice president of the building division of Hawaiian Dredging. Also included are an administration suite, kitchen with freezer and cooler storage, laundry room, storage space, and electrical and mechanical support spaces.
The structure itself is constructed with 8-inch load bearing reinforced concrete masonry walls with light gauge steel roof trusses and steel decking with a standing seam roofing system. "The building system was selected based on the required design loading, including wind loads, earthquake loads and blast loads (anti-terrorism force protection)," says Hashizume.
Based on a new design, the facility surrounds a central courtyard that includes four play stations for different age groups, each enhanced with colored tension fabric covers for sun protection. "In the past, child development projects used a cross-shaped layout having no common exterior area," explains Hashizume.
"The site plan design (also) incorporated 22 large existing trees, along with the relocation of 12 other significant trees. Additionally, the project includes perimeter fencing and gates, controlled parking, controlled access and a covered drop-off/pick-up area."
Although the initial goal for the facility was LEED silver, says Lt. j.g. Christopher Hoggan, project manager of NAVFAC Hawaii, early in construction, there was an opportunity to add energy enhancements. The end result was a facility with a net-zero footprint.
Taking advantage of an innovative parking lot design, photovoltaic panels installed on the carports – along with an additional PV array atop the center itself – supply enough energy to power the entire facility. "This has the collateral effect of minimizing the heat island effect," Hashizume adds.
In addition, Hashizume says, "Larger eave overhangs minimize the heat gain loads through the exterior walls and allowed larger window openings for natural lighting. Design applications such as using solar light tubes not only reduce fluorescent lighting cost but also create a better quality of space.
"The incidental discovery of abandoned gas service lines during civil construction was incorporated into the selection of appliances to reduce electrical consumption."
Another green building feature is the redesigned, highly efficient HVAC (heating, ventilation and air conditioning) system composed of variable air volume (VAV) air handler units for individual temperature control in each child activity room (CAR), the kitchen and administrative areas. The system's chillers are located in opposite facility corners, away from and reducing noise in the CARs.
The facility's operations are monitored and overseen by a building automation system, a central BACNet system that controls all aspects of the HVAC. The open protocol system will allow multiple vendors to support the system over the following years.
Other green building strategies incorporated into the project include:
* automatic lighting control system, including occupancy sensors and multilevel switching
* environmentally friendly materials such as low VOC, certified wood and recycled content
* low-flow plumbing fixtures and electronic sensors in the lavatories
* solar (thermal) water heating
* LED lighting in recessed light fixtures
* in each building, space is allocated for the collection and separation of recyclables
* more than 75 percent of construction waste was diverted from the landfill.
"Special attention was paid to designing and building an energy-efficient structure that looked beyond LEED points and at actual future savings to the federal government maintaining the facility," explains Hashizume.
Environmental reports made before construction started indicated chlordane soil contamination beneath the project site, so besides the challenge of incorporating energy enhancements 10 months into the project, extensive soil remediation had to be performed. "All the existing contaminated soil on the site was relocated, buried onsite, covered with 12 inches of clean soil and landscaped," says Hashizume.
Another challenge was the need to provide off base parking on the campus. "The base security fencing runs through the site, so specific anti-terrorism measures, including crash rated fencing and controlled access, were implemented for this special feature," Hashizume adds. "The end result allowed a greater level of convenience for the CDC parents."
Hashizume says building information modeling (BIM) technology was utilized on the project from initial design through construction. "Through BIM subsystem analyses, clash detections in the design phase minimized costly changes within the mechanical, electrical, plumbing, HVAC, and telecommunications systems placed in space constrained areas. This tool led to efficient communication of design and its elements for the clients, owners, designers, and constructors," he adds.
Also worth noting, by communicating safety as a core value, the project achieved more than 113,000 labor hours, not including salary workers, without a recordable safety incident.
"Construction of this large CDC progressed well from start to finish and was ahead of schedule during much of the project," concludes NAVFAC's Hoggan. "NAVFAC Hawaii and contractor personnel set up a great working relationship that resulted in a wonderful addition to Navy and Air Force child care facilities in Hawaii."
Whole Foods Market, Kailua
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The long-awaited Whole Foods Market in Kailua is just around the corner!
The new location in Kailua Town Center, the second Oahu store and third for Hawaii, will officially open on April 18 with much fanfare, tastings, promotions, giveaways and more.
But the biggest gift of the day for shoppers who have been waiting for the Windward Oahu opening of the popular national retailer, will be the store itself. Area retailers also are excited about their incoming neighbor, knowing they will be reaping the benefits of this huge new attraction in their midst.
"We have eagerly anticipated joining the Windward community for several years now," says Patrick Bradley, Whole Foods Market Southern Pacific regional president, "and our entire team is counting down the days to when we can celebrate the store's opening with the Kailua community."
Putting it All Together
Getting the new Whole Foods Market ready for its grand opening was the task of Albert C. Kobayashi, Inc., (ACK) general contractor for the store's interior build-out.
The design/build project encompasses 33,300 square feet, including mezzanine office space. Work commenced on Oct. 25, 2011, with, as previously stated, the grand opening scheduled for April 18, 2012.
The latest Whole Foods Market anchors a new retail building at Kailua Town Center. Neighboring tenants include Executive Chef and fashion boutique Fighting Eel.
The ACK project team encountered a few challenges along the way, such as the retail building being in ongoing use during the construction phase. Well-planned communication with other tenants facilitated the coordination of shutdowns of various building utilities when necessary. Working off-hours as required also helped meet the project's timeline. The crew also experienced limited access to some areas in the completed building shell, resulting in longer pumping distances for concrete and meaning larger assemblies had to be done within the store. Careful coordination of large deliveries so as not to overload the site, also was a consideration. And then there was the fast-track schedule with long lead items, which necessitated schedule sequencing changes so that other areas of construction could proceed while waiting for longer lead items.
With hard work and total ongoing communication and dedicated partnering, it all came together for the highly anticipated grand opening of the newest Whole Foods Market in Hawaii, a venue that not only will serve the shopping community on the Windward side of Oahu but also provide employment for many residents.
"I can't wait for our shoppers to see the finished project," says Bradley. "After working with the community, we think we have been able to create a store that is truly a reflection of this beautiful place."
Kroc Center Hawaii
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Located on 15 acres of land in Kapolei, the 200,000-square-foot Kroc Center Hawaii is the largest community center in the state.
But it's not just the size of the facility that makes it unusual — it's what it offers the community. The impressive facility and its outreach encompass everything from sports activities and fitness training to a performing arts center, banquet and party areas, early education center — even a dormitory!
At heart, it is the nurturing, family-oriented brainchild of Joan Kroc (widow of McDonald's founder Ray Kroc), who created the first Kroc Center in 2002.
Her immense gift to communities across the country upon her death the following year was
$1.8 billion bequeathed to The Salvation Army to develop more such centers. Hawaii's new Salvation Army Ray and Joan Kroc Center Hawaii is the 17th of what eventually will grow to 27 Kroc Centers in the United States — a legacy that will be enjoyed for generations to come, and remembered forever.
Scope of Work
The $45.5 million contract project was begun by general contractor Hawaiian Dredging Construction Company (HDCC) on March 25, 2011 and completed on Dec. 16, 2011. The overall site area is 653,409 square feet, with 121,308 square feet of total building area and a parking area of 59,943 square feet, able to accommodate 451 vehicles.
"The overall project consists of eight buildings," says Merrill D. Naira, HDCC's project manager for Kroc Center Hawaii, "seven of which are single-story and one which is two-story," Naira reports:
• "A two-story, structural steel and concrete/CMU (concrete masonry unit) building with light gauge roof trusses over a portion, houses the 21,000-square-foot Harry and Jeanette Weinberg Education and Resource Center; a conference and banquet room that will accommodate 720; the 500-seat Jack and Marie Lord Worship and Performing Arts Center; a 6,264-square-foot second floor administration office space and a state-of-the-art, 12,000-square-foot health and wellness center with workout equipment and facilities for individual and group activities.
• "A one-story, pre-engineered steel-fabricated building with CMU includes the Clarence T.C. Ching Athletic Center with an NCAA-regulation gymnasium; warehouse space; the First Hawaiian Bank Hale Hookipa 48-bed dormitory for traveling teams and overnight conferences; and a covered lanai with volleyball court.
• "A one-story metal stud-framed building with a light gauge truss roofing system, is devoted to classrooms.
• "A building that actually consists of three one-story metal stud-framed structures with light gauge truss roofing system, includes the Mary D. and Walter F. Frear Early Education Center for up to 150 pre-school students.
• "A one-story CMU building with structural steel framing, encompasses a three-acre open field for soccer and other outdoor programs and also includes a field restroom."
• "A one-story, waterproof concrete building with structural steel framing, is home to the aquatic center, featuring an Olympic-sized competition pool; a leisure pool with giant waterslide, children's play structure and whirlpool; and the pool mechanical room.
• "A facility of multiple modular fabric shade structures, knitted fabric, heat-set and made of high-density polyethylene with NFPA 701, provides shade structures for the aquatic center.
• "A one-story building consisting of steel columns with glu-lam beams and a curved translucent panel roofing system, is the courtyard pavilion."
Challenges and Solutions
Among the challenges encountered on the project, says Naira, was the fact that the road infrastructure was non-existent. "It was a case where the building came before the roadways," he says, "so everyone involved in the project had to utilize existing farm roads. (With permission from Aloun Farms, workers traveled the 2 miles of unpaved roads from Farrington Highway every day.) Conditions worsened when it rained since this roadway then became a drainage path for the water from the farmlands. During December and January of 2011, there was heavy rainfall, which made it almost impossible to maneuver heavy equipment onsite. The temporary sediment basin became a lake, the competition pool filled up, water was everywhere."
Adding to this major challenge, there was no electricity, water or phone service for the majority of construction. "Permanent power was received at the end of September 2011, 13 months into the job," points out Naira. "Within the two and a half months from then until the job was turned over, building testing — fire alarm, lights, HVAC (heating, ventilation, air conditioning) system, etc. had to be performed, a process that typically would take three months. The project ran on generators for almost its entire duration. Since the project also did not have a sewer connection until December 2012, all plumbing testing functions were performed without the connection. We made provisions to pump the manholes on a daily basis."
Nuts and Bolts
Naira points out that in the area of innovative construction, "This project displays almost every known type of building construction, from reinforced concrete, structural steel and light gauge trusses and stud framing to masonry, structural plywood walls and finishes such as EIFS, metal roofing and rubber flooring. The center has state-of-the-art lighting and a direct digital control system." Controls to the exterior and some of the interior lights can be monitored and/or programmed from one central computer location. The HVAC system is also monitored from a central location, assisting the facilities engineer in maintaining/troubleshooting the system. The gymnasium features a multipurpose floor able to accommodate various types of activity — basketball, volleyball and inline skating, for example. The Myrtha pool is the first of its kind in Hawaii and was installed entirely outdoors and below grade. It consists of a pre-engineered, modular steel panel and buttress system as opposed to the more typical gunite/plaster installation. The Olympic-sized competition pool has a state-of-the-art timing system that includes touchpads and scoreboards. It is a USA Swimming certified outdoor pool."
"The project team always is faced with meeting budget and schedule demands," Naira tells us. "In this project, the owner, architect and contractor met at least weekly, sometimes two or three times a week, to help keep the project moving forward. We were faced with challenges every day, whether because of nature or just day-to-day construction challenges. The project team understood how much this facility will mean to the community and how important it is. Since the project relies heavily on its membership to fund the facility, we worked closely with the owner/construction manager, to ensure they would be able to market their facility to the community, by scheduling tours and walkthroughs while construction progressed. (Even before the doors were opened to the public, membership was in the hundreds!)
"I'm thankful for the support we received from the design team, Group 70; the construction manager, Griffith Consulting; the owner, Salvation Army; all of the subcontractors and vendors and especially our HDCC staff and ohana for their dedication and tireless efforts to make this project a reality for the entire community. We are proud to have been part of this project and to help make a difference in the lives of the community."
Child Development Center,
Kaneohe Marine Corps Base Hawaii
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Designed and constructed through a joint venture of AMEC and Nan, Inc. (AMEC-Nan JV), the MCON P-835 Child Development Center at Kaneohe Marine Corps Base Hawaii (MCBH) was the first task order issued under the Global Multiple Award Construction Contract (GMAC) administrated by NAVFAC (Naval Facilities Engineering Command) Pacific.
The $9.8 million project also was supported by funding from the American Recovery and Reinvestment Act (ARRA) of 2009. The successful execution of both design and construction is viewed as a direct result of the exceptional partnering and teamwork of all those involved, including NAVFAC, Kaneohe ROICC (resident officer in charge of construction); MCCS (Marine Corps Community Services); Nan, Inc.; AMEC; the design team (Mason Architects was design-build architect) and all of the subcontractors who shared the common goal of delivering a quality product of which they all could be proud.
Nuts & Bolts
The new Child Development Center at Kaneohe MCBH is a single-story building of approximately 18,000 square feet, which encompasses the rooms and spaces dedicated to the care of up to 122 children aged six weeks to five years. The impressive new facility offers 10 child activity rooms, each designed to meet the needs of a specific age group — infant to pre-toddler, toddler and preschool. Each cluster of activity rooms opens to separate playgrounds equipped with play structures and equipment corresponding to the respective age group. Also included in the center are a full kitchen, laundry room, administrative offices and a training room.
Extra care was taken, because of the center's location at MCBH and its proximity to the ocean, to include special features, materials and techniques that would maximize resistance to corrosion and increase the lifespan of the structure. This includes robust CMU (concrete masonry unit) exterior walls, a concrete-tiled roof, copper gutters and downspouts and FRP (fiber reinforced polymer) doors.
Exterior improvements include a covered walkway to the drop-off area, covered lanais, attractive landscaping, shaded play areas and a sandbox.
With sustainability and energy
conservation as a main priority of the project, energy-efficient features were included as part of the design—an efficient water-cooled heating, ventilating and air conditioning (HVAC) system, for example, plus solar hot water heating panels, lighting with occupancy sensors and solar tubes throughout the roof to maximize the use of natural light. All of these features have contributed toward acquiring the necessary credits to achieve a LEED (Leadership in Energy and Environmental Design) silver certification, which currently is under review.
"Challenges encountered during construction," explains Ryan Nakaima, vice president of Nan, Inc., "included the discovery of archaeological artifacts on four separate cases during the foundation and site work. This caused significant delays to the project as we had to adjust our schedule and re-sequence work items to accommodate the necessary investigations. However, tremendous partnering by all parties involved, minimized the schedule delays and impacts. Another challenge originated from an extended period of adverse weather conditions consisting of constant heavy rains and high winds for approximately three months. To add to the difficulty, this period occurred before the exterior envelope was completed and during the roof installation, causing excessive damage to the roof sheathing and insulation and requiring replacement and testing to ensure against future mold growth. To combat this obstacle and setback many hours of overtime and weekend work were expended to push the project back on schedule.
Hard work, consistent communication and excellent partnering by the entire team, resulted in an outstanding facility that provides a welcoming and caring environment for the children of the men and women serving our country and helped earn the Child Development Center at Kaneohe MCBH an "Excellent" rating from the client, the Department of the Navy.