Allied Builders System (ABS) knows all about historic country character--and how to preserve it. Bringing the North Shore community's vision to light, ABS completed Kamehameha Schools' (KS) Hale'iwa Store Lots on time and on budget, with Group 70 International serving as architects. By February, the site will host 17 restaurants and businesses with a central gathering place and shaded courtyards for dining.
Awarded the $11.1 million project in September 2013, ABS set to work the following month on the KS commercial redevelopment project. The goal was to transform deteriorating buildings into a safe, pedestrian-friendly gathering place while retaining the site's historic look, rural scale and character of plantation-era architecture.
"Before the original, unsafe structures were dismantled, Kamehameha Schools aligned the redevelopment of Hale'iwa Store Lots with the North Shore Sustainable Community Plan," says Kalani Fronda, senior land assets manager for Kamehameha Schools. "As the developer of this project, it was reassuring to know that our work would benefit the larger community, local businesses and adjoining landowners."
ABS abated and demolished six existing buildings and constructed seven new one-story retail and restaurant buildings; relocated an existing building structure, which serves as the KS Land Asset Development office; built trash enclosures and a new 95-stall parking lot; landscaped; and provided utility and associated site work. One of the most interesting aspects was the preservation and reuse of five historic buildings--including the building housing Matsumoto's Shave Ice and two Yoshida buildings.
"The project is unique in that we had to install a new self-contained wastewater treatment plant on site for the sewage system," says Emet Domingo, ABS vice president of operations.
Besides issues concerning safety along busy Kamehameha Highway, construction was halted three times for tropical storms Julio, Iselle and Ana. The storm threats caused ABS to secure the work site to ensure no loose debris would impact the surrounding community.
"Among the many challenges we faced was keeping Global Creations and Matsumoto's "Shave Ice open during construction, as well as the traffic control necessary for the new utilities and sidewalk work fronting the project along Kamehameha Highway," Domingo says, "Matsumoto's Shave Ice averages about 2,000 customers on a daily basis, as well as all the tourists that make their way to Hale'iwa to shop and dine."
Kamehameha Schools notes that their development process takes into account the impact to the surrounding communities. Construction began after nearly four years of consultation with the Hale'iwa community including area kupuna, the North Shore Neighborhood Board, KS tenants, business owners, community organizations, surrounding landowners and other residents. KS also worked closely with the State Historic Preservation Division and Historic Hawaii Foundation and the Heritage Center in the School of Architecture at the University of Hawaii.
"All improvements on our properties are to ensure ongoing income for our educational mission," Fronda says. "Hale'iwa Store Lots is part of our endowment which generates revenue to support education for thousands throughout Hawaii."
Hale'iwa Store Lots is part of KS' North Shore Plan (NSP) developed in 2008 with an extensive community planning process. The plan identified seven "catalyst" projects and received the American Planning Association's 2011 National Planning Excellence Award for Innovation in Sustaining Places. Other catalysts of the NSP, which have been implemented by KS, include the restoration of Loko Ea fishpond, agricultural water system improvements and renewable energy.
"It's been exciting and very fortunate for Allied Builders System to be a part of Kamehameha Schools' commitment in redeveloping their property in Hale'iwa," Domingo says. "We would like to thank all of our subcontractors and suppliers because without their full cooperation we wouldn't have completed this beautiful project. We also would like to thank Group 70 International and their consultants for providing the necessary guidance and Kamehameha Schools for the opportunity to work with them on this project. We truly appreciate and value their business."
Building Industry Hawaii thanks Quality General and Allied Builders System for supporting this Spotlight on Success.