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RECOGNIZING EXCELLENCE IN HAWAI‘I’S COMMERCIAL REAL
ESTATE INDUSTRY
2020
KUKULU HALE
AWARDS
S PEC I A L PRO M OTI O N A L S ECTI O N
Congratulations to all NAIOP winnersStanford Carr
Development,
We know Hawai‘i and we build for Hawai‘i.
STANFORD CARR DEVELOPMENT, LLCWWW.STANFORDCARR.COM
For Information CallHawaii Affordable Properties, Inc.
(808) 592-4550
HALE KEWALO
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N A I O P H A W A I I 53
SINCE 1988, NAIOP HAWAII HAS SERVED 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, profession-al achievements and civic service.
This year, of course, no one expected a global pandem-ic 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
member-ship, I extend deepest gratitude to our Kukulu Hale
sponsors, jurors and commit-tee members. Their generous support
made this year’s program possible. Mahalo!
CATHY CAMP2020 President, NAIOP Hawaii
TABLE OF CONTENTS
53 2020 Kukulu Hale Committee and Jurors
54 Kukulu Hale Award Sponsors
56 Kukulu Hale Award Winners
62 Distinguished Entries
KUKULU HALE AWARDS
Ken HayashidaPresident,KAI Hawaii, Inc.
Chris Hong, AIAPrincipal, English Hong Architecture
Serge KrivatsyDirector, Planning & DevelopmentCommercial
Real Estate Division, Kamehameha Schools
Justin IzumiVice President & Chief Estimator, Allied
Builders System
Scott NahmeSenior Vice President & Manager, Community
Advancement, Central Pacific Bank
Rocco Sansone, CPCURetired Managing Director,Marsh USA, Inc.From
left: Rocco Sansone, Serge Krivatsy, Ken Hayashida, Justin Izumi,
Chris Hong,
Scott Nahme.
2020 KUKULU HALE JURORS
NAIOP HAWAII ’S 23RD ANNUAL
KUKULU HALE AWARDS COMMITTEE
Catherine Camp and Jennifer Camp, Co-Chairs
Hilarie AlomarLiana DietzKen HayashidaLarry Heim
Mike ImanakaMichael JenkinsGlen KaneshigeCourtney Kim
Bryan LiMele PocherevaBarbie RosarioSunny Rosario
Rocco Sansone Duane UchidaLeighton Yuen
S PEC I A L PRO M OTI O N A L S ECTI O N
Design that
adapts.It takes 65 years for an energy-efficient new building to
save the amount of energy lost in demolishing an existing
building.
Lau Hala Shops
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N A I O P H A W A I I N A I O P H A W A I I54 55
CallisonRTKL Inc.
Old Republic Title & Escrow
Title Guaranty
IL IMA SPONSORS
MAILE SPONSORS PIK AKE SPONSORS
KUKULU HALE AWARDS SPONSORS
S PEC I A L PRO M OTI O N A L S ECTI O N S PEC I A L PRO M OTI O
N A L S ECTI O N
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
2020 NAIOPK U K U L U H A L E A W A R D S
HAWAIʻI TECHNOLOGY DEVELOPMENT CORPORATION ENTREPRENEUR’S
SANDBOX
PUNAHOU SCHOOLKOSASA COMMUNITY FOR GRADES 2-5PCL is an
Affirmative Action, Equal Opportunity Employer.
Minority/Female/Veteran/Disability
Proud to be on the team...
www.designpartnersinc.com
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)
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N A I O P H A W A I I N A I O P H A W A I I56 57
NE W PROJECT AWARD – COMMERCIAL/OTHER 40,000 SF OR LESS
Adolescent Treatment and Healing Center Entrant: Layton
Construction CompanyDeveloper/Owner: County of Kaua‘iLead Design
Firm: Marc Ventura, ArchitectGeneral Contractor: Layton
Construction Company
OME BUILDINGS ARE MUCH MORE THAN FOUR
WALLS AND A ROOF – they provide an envi-ronment 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 administra-tions 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.
NE W PROJECT AWARD – COMMERCIAL/OTHER OVER 40,000 SF
Hale Kewalo, an affordable rental projectEntrant: Stanford Carr
DevelopmentDeveloper/Owner: SCD Piikoi LLCLead Design Firm: Alakea
Design Group LLCGeneral Contractor: Swinerton Builders
ALE KEWALO PROVIDES 128 UNITS of high-quality, affordable rental
housing com-prising 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
full-size kitchens and baths. On-site convenience store and parking
for 78 vehicles plus bicycle storage is provided.
NE W PROJECT AWARD – COMMERCIAL/OTHER OVER 40,000 SF
Punahou School, Kosasa Community for Grades 2-5Entrant: Nordic
PCL Construction Inc.Developer/Owner: Punahou SchoolLead Design
Firm: Design Partners Inc.General Contractor: Nordic PCL
Construction Inc.
N 2019, NORDIC PCL CONSTRUCTION completed the two-story 71,678
square-foot multi-build-ing 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.
S H
I
2020 KUKULU HALE AWARD WINNERS
2020 KUKULU
HALE AWARD
WINNERS
S PEC I A L PRO M OTI O N A L S ECTI O N S PEC I A L PRO M OTI O
N A L S ECTI O N
CONGRATULATIONS
NORDIC PCL
ANDTHEDESIGN TEAM
ON THE CONSTRUCTION OF
PUNAHOUSCHOOL
KOSASACOMMUNITY
FOR GRADES 2 -5
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N A I O P H A W A I I58
RENOVATION AWARD – COMMERCIAL/OTHER 40,000 SF OR LESS
Espacio: The Jewel of WaikikiEntrant: Clifford Planning &
Architecture LLCDeveloper/Owner: Kowa Waikiki LLCLead Design Firm:
Clifford Planning & Architecture LLCGeneral Contractor:
Hawaiian Dredging Construction Company
SPACIO, THE JEWEL OF WAIKIKI, is a pio-neering project that set
out to transform an under-performing hotel property into a
world-class 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 enjoy-ing an exceptional meal, the
property has achieved its goal of cultivating a landmark
hospitality experience.
RENOVATION AWARD – COMMERCIAL/OTHER OVER 40,000 SF
Lau Hala Shops Entrants: AHL / Alexander &
BaldwinDeveloper/Owner: Alexander & BaldwinLead Design Firm:
AHLGeneral Contractor: Armstrong Builders
AU HALA SHOPS IS AN ADAPTIVE REUSE of the former 1953
mid-century modern Liberty House Department Store in Kailua. A
wel-coming and pedestrian-friendly destination,
the project features an exciting tenant mix of local and
regional retailers and restaurants while embracing Kai-lua’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-mod-ern design
authenticity.
PUBLIC/GOVERNMENT PROJECT AWARD
Entrepreneurs Sandbox Entrant: Ferraro Choi And Associates
Ltd.Developer/Owner: Hawaii Community Development AuthorityLead
Design Firm: Ferraro Choi And Associates Ltd.General Contractor:
Nordic PCL Construction Inc.
HE ENTREPRENEURS SANDBOX 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,
class-rooms and conference rooms; and a digital media studio for
developing video content and games.
E L
T
2020 KUKULU
HALE AWARD
WINNERS
2020 KUKULU HALE AWARD WINNERS
S PEC I A L PRO M OTI O N A L S ECTI O N S PEC I A L PRO M OTI O
N A L S ECTI O N
Congratulations
ArmstrongBuilders.com
808-848-2484
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.
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N A I O P H A W A I I60
NONPROFIT PROJECT AWARD
Kobayashi & Kosasa Family Dining Room at Kapi‘olani Medical
Center for Women & ChildrenEntrants: Peter Vincent Architects /
Constructors Hawaii Inc.Developer/Owner: Hawai‘i Pacific HealthLead
Design Firm: Peter Vincent ArchitectsGeneral Contractor:
Constructors Hawaii
HE KOBAYASHI & KOSASA FAMILY DINING
ROOM is an area for rest, respite and rejuve-nation. The design
celebrates the restorative power of our ‘āina and pays homage to
our Ha-
waiian heritage through the use of natural materials,
sus-tainability 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.
GREEN BUILDING AWARD
Hoakalei Golf Course Clubhouse Entrant: Peter Vincent
ArchitectsDeveloper/Owner: Hoakalei Golf CourseLead Design Firm:
Peter Vincent ArchitectsGeneral Contractor: Haseko
HE NEW HOAKALEI GOLF COURSE CLUB-
HOUSE blends design, materials and sus-tainability into a
retreat that accentuates the island’s natural elements and provides
a
soothing recreation destination. The owner was particu-lar in
selecting energy efficient features such as fixtures, equipment,
systems and controls, and also was con-cerned with the overall
operation costs and the facility’s life cycle. It was the
architect’s responsibility to holis-tically 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.
TT
2020 KUKULU HALE AWARD WINNERS GREEN BUILDING AWARDOla 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.
LA KA ‘ILIMA ARTSPACE LOFTS is a new mixed-use commercial and
multi-family building in Kaka‘ako consisting of 84 quality
affordable live/workspace units for working artists, se-
niors, people with disabilities and formerly homeless.
Fea-turing 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 environmen-tally friendly amenities
to promote sustainable living in Hawai‘i. It is home to PA‘I Arts
& Cultural Center dedi-cated to Native Hawaiian arts and a
place where residents come together to live, create and share.
O
2020 KUKULU
HALE AWARD
WINNERS
S PEC I A L PRO M OTI O N A L S ECTI O N S PEC I A L PRO M OTI O
N A L S ECTI O N
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N A I O P H A W A I I N A I O P H A W A I I62 63
The All-New Waikiki Beachcomber by OutriggerEntrants: Bank of
Hawaii / Outrigger Hospitality GroupDeveloper/Owner: Outrigger
Hospitality GroupLead Design Firm: SFA DesignGeneral Contractors:
Hawaiian Dredging Construction (public areas); MKC Hawaii
(rooms)
American Savings Bank CampusEntrant: 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 HawaiiLead Design Firm:
WCIT ArchitectureGeneral Contractor: Gateside Inc.
‘Iolani School – Residence HallEntrants: G70 / Nordic PCL
Construction Inc.Developer/Owner: ‘Iolani SchoolLead Design Firm:
G70General Contractor: Nordic PCL Construction Inc.
Kamalani in KīheiEntrant: Design Partners
IncorporatedDeveloper/Owner: Kamalani Ventures LLC (an affiliate of
Alexander & Baldwin)Lead Design Firm: Design Partners
IncorporatedGeneral Contractor: Coastal Construction Co., Inc.
Marriott Residence Inn O‘ahu KapoleiEntrant: Layton Construction
CompanyDeveloper/Owners: Western States Lodging and Garn
DevelopmentLead Design Firm: G70General Contractor: Layton
Construction Company
Maui Brewing Company KīheiEntrant: WCIT Architecture
Inc.Developer/Owner: Maui Brewing CompanyLead Design Firm: WCIT
ArchitectureGeneral Contractor: Reedesign Builders Inc.
Nohona HaleEntrant: Swinerton Developer/Owners: 630 Cooke Street
Partnership, Bronx Pro Group, EAH HousingLead Design Firm: WCIT
ArchitectureGeneral Contractor: Swinerton
Prince WaikikiEntrant: G70Developer/Owner: Prince Resorts
HawaiiLead Design Firm: G70 - ArchitectGeneral Contractors: White
Sands Construction Inc. (public areas); Nan Inc. (guest rooms, pool
deck)
DISTINGUISHED ENTRIES
S PEC I A L PRO M OTI O N A L S ECTI O N S PEC I A L PRO M OTI O
N A L S ECTI O N
Hoʻomaikaʻi
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.
congratulations
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N A I O P H A W A I I N A I O P H A W A I I64 65
Renovation of Pearlridge Center Entrant: Washington Prime
GroupDeveloper/Owner: Washington Prime GroupLead Design Firm: JPRA
ArchitectsGeneral Contractor: J. Kadowaki Inc.
Waimanalo Health Center – Hale Ola ‘AluaEntrant: Constructors
Hawaii Inc.Developer/Owner: Waimanalo Health CenterLead Design
Firm: Ferraro Choi And Associates Ltd.General Contractor:
Constructors Hawaii Inc.
Straub Medical Center – Kapolei Clinic & Urgent CareEntrant:
AHLDeveloper/Owner: Hawaii Pacific HealthLead Design Firm:
AHLGeneral Contractor: Nordic PCL Construction Inc.
PV EatsEntrant: G70Developer/Owner: Sullivan Family of
CompaniesLead Design Firm: G70 – Architect/Interior DesignerGeneral
Contractor: Artia Poulson General Contractors
Mahalo to the 2020 Kukulu Hale Awards
sponsors, jurors, entrants and planning committee for supporting
this year’s
awards program.
DISTINGUISHED ENTRIES
DISTINGUISHED ENTRIES
S PEC I A L PRO M OTI O N A L S ECTI O N S PEC I A L PRO M OTI O
N A L S ECTI O N
KAI Hawaii, Inc. 50 S. Beretania St., #C-119CHonolulu, HI
96813808.533.2210 | www.kaihawaii.com
Congratulations 2020 Award Winners and Mahalo to Our Valued
Clients
Helping Communities Create a Safe and
Sustainable Tomorrow
25Years
OF ENGINEERING EXCELLENCE
YearsOF ENGINEERING
EXCELLENCE
YearsOF ENGINEERING
EXCELLENCE
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N A I O P H A W A I I66
INCE 1967, NAIOP, THE COMMERCIAL REAL ESTATE DEVELOPMENT
ASSO-CIATION, 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, attor-neys, 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.
NAIOP Hawaii PO Box 1601Honolulu HI 96806
Barbie M.W. Rosario, Executive
[email protected]
S CONTACT US:ABOUT NAIOP
S PEC I A L PRO M OTI O N A L S ECTI O N
swinerton.com
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.
HOSPITALITY
RETAIL
TENANT IMPROVEMENT
EDUCATION
HEALTHCARE
AVIATION SPORTS/ENTERTAINMENT AFFORDABLE HOUSING
CONGRATULATIONS TO ALL 2020 NAIOP AWARDEES!
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NAIOP HAWAII 2020 BOARD OF
DIRECTORS
PresidentCathy Camp
President-ElectJennifer Camp
Vice PresidentDean Hirabayashi
SecretaryGeorge Leong
TreasurerTony Mizuno
Immediate Past PresidentBryan Li
Second Past PresidentFrancisco Gutierrez
National Board RepresentativeRocco Sansone
DirectorsTodd Apo
Lisa Ayabe
Daniel CodyKen Hayashida
Larry HeimMitchell ImanakaGlen Kaneshige
Steve KellySerge Krivatsy
Scott SettleSean TadakiJan Yokota
Executive DirectorBarbie Rosario
Legislative LiaisonsMike Kido
James Mee
Developing Leaders Co-Chairs
Liz CarlsonReyn Tanaka
PL ATINUM SPONSORSAmerican Savings BankBlackSand Capital LLC
Cades Schutte LLPCentral Pacific Bank
HonblueThe Howard Hughes Corporation
Imanaka Asato LLLCNewmark Grubb CBI Inc.
Riggs DistributingSamKoo Pacific LLC
Settle Meyer Law
GOLD SPONSORSAHL
Alexander & BaldwinAON
Bank of HawaiiDorvin D. Leis Co.
First Hawaiian BankHawaiian Electric
hi-arch-y llpHunt Companies Inc.
Kamehameha SchoolsMW Group, Ltd.
Maryl Group Construction, Inc.Nordic PCL Construction
PRPThe RMR Group
SwinertonThe Whiting-Turner Contracting
Company
SILVER SPONSORSA.C. Kobayashi, Inc.
Atlas Insurance AgencyCarlsmith Ball LLC
Castle & Cooke HawaiiDesign Partners, Inc.
Goodsill Anderson Quinn & StifelG70
Hawaiian Dredging Construction Company
Hawaiiana Management CompanyKAI Hawaii, Inc.
Layton Construction Company LLC
Lowney ArchitectureRider Levett Bucknall
RIM ArchitectsR.M. Towill Corporation
SSFM InternationalThe Wilhelm Group
WRNS Studio
BRONZE SPONSORSBrookfield Properties
Cushman & Wakefield ChaneyBrooksD.R. Horton – Schuler Homes,
LLCGeneral Contractors Association of
HawaiiGuerin Glass Architects
JL CapitalJames Campbell Company
John Child & CompanyOld Republic Title & Escrow
Philpotts InteriorsPūlama Lāna‘i
Title Guaranty of Hawaii, Inc
NAIOP HAWAII 2020 CORPOR ATE SPONSORS
S PEC I A L PRO M OTI O N A L S ECTI O N
To Artspace, EAH Housing, Urban Works and the entire “Ola Ka
‘Ilima Artspace Lofts” Project Team!
Main Offi ce – OahuPacifi c Guardian Center – Makai Tower
733 Bishop Street, Suite 1717Honolulu, HI 96813
Phone: (808) 521-4141
Corporate Offi ce – Kauai1696 Haleukana Street
Lihue, HI 96766Phone: (808) 241-1400
www.unlimitedhawaii.com
Building L asting Rel ationships through Safet y, Timeliness,
Productivit y and Qualit y
CONGR AT UL AT IONS A ND M A H A L O NUI L OA A
NN I V E R S A
RY
CE
LEBRATING OUR
302 0 2 0 TH