Elysium H O N O L U L U
R E N O VAT I O N P ropo s a l - Ap ar t m e nt 2 9 0 5 at Th e I m p e r i al Pl aza, 72 5 K a piol a ni Bl vd. Honol ul u, HI
[
E·ly·si·um / ih-lizh-ee-uhm / n. 1. a place
or state of perfect happiness. 2. paradise.
]
CONDOMINIUM RESIDENCE at 725 KAPIOLANI BOULEVARD RENOVATION PROPOSAL
Index 00 [ Index ] 01 THE NEIGHBORHOOD 07 02 THE BUILDING 21 03 THE APARTMENT 27 04 THE RENOVATION 35 05 DRAWINGS 55 06 THE SPECIFICATIONS 61 07 THE TEAM 69 08 CONCEPT EXTENSION 73
The Neighborhood 01 [ The Neighborhood ] “The sweetest bite of the Big Pinnaple”
[7]
[6]
Once a busy working district of factories, small shops, fisheries, and modest houses, the iconic community of Kaka‘ako is undergoing an extraordinary evolution. Under the direction of the Hawai’i Community Development Authority, and guided by the vision of several private developers, an expansive revitalization of the district is underway. The vision is for 21st-century Kaka‘ako to become a walkable, sustainable neighborhood for art, entertainment, and culture. Kaka’ako embodies a spirited community that fosters original thinking and the entrepreneurial mindset. A place of connection for kama’aina and visitors alike.
>> Kaka’ako With its priviledged location between Honolulu’s central business district and the world-famous destination of Waikiki, the fast evolving neighborhood of Kaka’ako has become one of the most desirable areas to live and work in metropolitan Honolulu. Easy access to city buses and the future light rail line, as well as world-acclaimed shopping, dining, and entertainement have fostererd the transformation of this once industrial warehouse district into one of the most state-of-the-art planned communities in Hawaii. From the etiquette restaurants and exotic car dealers along tree-lined Kapiolani Boulevard, to the quirky cafés and avant-garde boutiques of Queen Street, Kaka’ako’s broad spectrum of communities makes it one of Honolulu’s most diverse neighborhoods.
[9]
[8]
At the epicenter of this melting pot of sub-districts are dozens of planned large scale residential and commercial projects that -over the next 10 yearswill transform Kaka’ako into an established, yet continuously evolving, neighborhood.
Elysium
STATE CAPITOL
BLAISDELL CENTER
I’OLANI PALACE
ALA MOANA CENTER
CONVENTION CENTER
ALOHA TOWER K AL 5 M I N UT E W
WALK 15 MINUTE
KAKA’AKO MAUKA
[ 10 ]
ALA MOANA WAIKIKI
ALA MOANA BEACH PARK [ 05 ]
KAKA’AKO BEACH PARK
[ 11 ]
CENTRAL BUSINESS DISTRICT
>> The Warehouse District Kaka’ako has always been one of Honolulu’s fastest changing neighborhoods. Often described as a district of industrial warehouses and art studios, it is also home to numerous prospering small businesses and entrepreneurial activity.
[ 13 ]
[ 12 ]
Founded on its commercial history, today its industrious spirit is embodied by a thriving creative community including writers, artists, designers, and chefs who work, create, and play nex to the beaches of the Pacific Ocean, alongside a diversely expanding resdidential community.
[ 15 ]
[ 14 ]
>> Around The Imperial Plaza Creating a new neighborhood from the ground up offers a rare opportunity to shape community shopping and amenities with a genuinely individual character. From the etiquette restaurants and exotic car dealers along tree-lined Kapiolani Boulevard, to the artsy coffe shops and avant-garde boutiques of Queen Street, Kaka’ako’s broad spectrum of communities makes it one of Honolulu’s most diverse emerging neighborhoods.
[ 17 ]
[ 16 ]
At the epicenter of this melting pot of sub-districts are dozens of planned large scale residential and commercial projects that -over the next 10 years- will catapult Kaka’ako into an established, yet continuously evolving, neighborhood.
Elysium
8 >> The Kaka’ako Boom
The large developments are primarily being promoted by the neighborhoods two largest landowners: the Howard Hughes Coorporation and Kamehameha Schools. Howard Hughes has begun construction on the first phase of a 60-acre development called Ward Village. This community will include as many as 22 towers and more than a million square feet of retail and commercial space, to be built in the next 10 to 15 years. Like Howard Hughes, Kamehameha Schools has a 15-year plan to build as many as seven towers surrounded by low-rise units on its 29-acre development designated as “Our Kaka’ako.”
[ 18 ]
All new high-density development in Kaka’ako is concentrated along a highcapacity elevated rail line scheduled to connect West Oahu with Ala Moana Shopping Center by 2020.
K AMEHAMEHA SCHOOL’S OUR K AK A’AKO 1
The Collection
2017
467 units
construction
2
Keahou Lane
2017
632 units
approved
3
Vida
2017
265 units
approved
9 10 2
LK A W 5 MINUTE
HOWARD HUGHES’ WARD VILLAGE 4
Waiea
2016
177 units
construction
5
Anaha
2016
318 units
construction
6
404 Ward Avenue
2017
424 units
approved
6 1
7 OTHER PLANNERS AND DEVELOPERS 7 Waihonua
2015
341 units
cosntruction
8
2016
1,045 units
construction
9 Symphony Honolulu
2016
388 units
construction
10 803 Waimanu Street
2017
153 units
approved
801 South Street
5
3 4
15 MINUTE WALK Proposed Light Rail Route and Station
[ 19 ]
There are currently six large mixed-use projects underway with a total of 2,746 residential units. Four more large mixed-use projects that have been approved by the City for construction would add another 1,474 dwellings. When completed in 2019, all ten projects will provide an additional 4,220 projected residential units and more than 302,000-square-feet of commercial space in Kaka’ako.
The Building 02 [ The Building] “The Imperial Plaza� Imperial Plaza is a 1991 mixed-use development by Colin De Silva. It consists of 206 residential condos and a 55 commercial condos. The impressive looking angular rose-colored glass and concrete buildings were conceived during the Japanese investment bubble and aimed at the luxury market. Imperial Plaza has some outstanding design features that set it apart from most Honolulu condos. All condos have high 10’ foot ceilings which give an immediate feeling of extra space. Most units have large triangular shaped lanais that can fit even larger-sized furniture.
[ 21 ]
[ 20 ]
Washers and dryers are in unit. The air conditioning is central, thus reducing individual energy impact.
>> The Imperial Plaza Designed for luxury residential, office, and commercial usage, the Imperial Plaza occupies an entire city block fronting Honolulu’s renowned Kapiolani Boulevard. The building complex consists of two vertical volumes (the tower and the townhouses) rising atop a 6-story podium.
[ 22 ]
The tower crown is composed of sloped triangular surfaces that make up an elaborate polyhedral profile. Its distinctive silhouette changes across vantage points. The cascading triangular peaks of the crown evoke the rugged and eroded peaks of Hawaiian mountain ranges.
>>The Grand Lobby The grand lobby is accessed from the west side of the building through a porte cochere on Dreier Street. The lobby itself is triangular in plan and boasts an astonishing ceiling height of 25 feet. A grand glass chandelier similar in shape to that of the inverted tower crown hangs from the ceiling center. The lobby floor is completely covered in a triangular patterned combination of Aegean rose marble and Canadian black and white granites. A terraced water feature located directly across from the lobby’s main entrance serves as
a separation between the lobby and the elevator hall. The water feature is clad in the same marble and granite as the floor. In the early 2000’s, the tower lobby underwent extensive renovation directed by Hawaii-based interior designer Carol Kozlovich. The renovation included refinishing walls and ceilings and replacing furniture and artwork. The Lobby is scheduled for another renovation in 2016.
[ 23 ]
The tower is conceived as a prismatic shaft with an intricate angular crown. It is clad in a reflective glass window and curtain wall combiantion system. The glass is tinted in a champagne color that changes from pale rose to deep burgundy dpending on atmospheric and sunlight conditions. The tower glazing is the most prominent feature in the entire complex. The shimmering and seamlessly glazed surfaces are only interrupted by white-painted thin concrete bands that enhance the verticality of the structure. As the building rises, the white bands are synchronically terminated to give way to the angular crown.
>> The Pool Deck Atop the building podium, on the 6th floor, sits an approximately 5,000 sq. ft. recreation deck. Amenities include two adjacent temperature-controlled swimming pools, two Japanese-style hot tubs, a clubhouse, and several barbecue stations. The remainder space on the deck is divided into walkways by isolated and continuous planters of different heights. The planters boast colorful and lush tropical landscaping. To complement the extensive planting, an approximately 290-ft long water feature extends throughout the recreation deck. The water feature is composed of a series of ponds, pools, cascades, and canals transversely crossed by three pedestrian bridges. The pools and ponds vary in shape and elevation to create the illusion of a flowing stream.
[ 25 ]
[ 24 ]
The edges of the pools are covered in Canadian black granite to accentuate their limits. In contrast, the bottoms are finished with blue tile to give the impression of depth. The water feature, together with the landscaped walkways create a tropical, yet minimalistic, oasis in the middle of urban Honolulu.
The Apartment 03 [The Apartment]
2905
“Skyline Living� The apartment makes the most of its unique positioning within the building at the heart of Honolulu. Floor to ceiling windows introduce a wealth of natural light while establishing a powerful relationship with the skyline and its mountain and ocean setting.
3
[ 27 ]
[ 26 ]
A large balcony fronting the living spaces enhances the sense of direct connection with the city beyond, dissolving the boundaries between inside and outside living that is highly desirable in tropical settings such as Hawaii.
>> Apartment 2905
[ 28 ]
•
Large master bedroom with generously sized ensuite and spacious walk-in closet
•
Hydro-massage tub in master bedroom ensuite
•
Second bedroom with ensuite
•
Powder room
•
Spacious 100 sq.ft. lanai
•
10-foot high ceilings
•
Floor-to-ceiling windows
•
Panoramic views of city and ocean
•
Full-size washer and dryer
•
Living and sleeping spaces are all individually climate controlled (central A/C)
•
Pre-wired for cable television and high-speed fiber optic internet, Wi-Fi.
DIAMOND HEAD Views
Elysium
TRADE WINDS
1
Elysium
5
2 3
4 MOUNTAIN VIEWS [SUNRISE]
OCEAN VIEWS [SUNSET]
DOWNTOWN
[ 29 ]
Elysium [apartment 2905] is located on the east side of the tower’s floor plate. The unit has 1,100 sq. ft. of interior living space and boasts 10-foot high ceilings throughout the living and sleeping spaces. The unit includes the following features :
[ Unobstructed View from Apt. 2905 ]
[ 31 ]
[ 30 ]
The ceiling-high wrap-around window fronts of apartment 2905 offer sweeping views over the Pacific Ocean, Downtown Honolulu with the State Capitol, the Ko’olau Mountain Range, and Diamond Head.
[ The Current Floorplan ] [kitchen] [foyer]
The spacious floor plan with large window-fronts and high ceilings offers room to improve upon the dated kitchen design and closed-off room layout.I [master bathroom]
[powder room]
[ensuite]
[master bedroom]
[W/D]
[mechanical]
[ 32 ]
[lanai]
+
transition gently between entrance and living spaces
[lanai] natural light and ventilation for the entire apartment
+
[living and dining] generous space and 10-ft. high ceilings
-
[kitchen] currently not suitable for large scale entertainment
[mechanical] [walk-in closet]
+
[foyer] access to powder room and second bedroom
-
[kitchen] currently a small, enclosed space without direct sunlight
-
[kitchen] currently insufficient cabinet and countertop space
[ 33 ]
[bedroom]
+
[foyer]
The Renovation 04 [The Renovation] “Metropolitan Tropical”
[ 35 ]
[ 34 ]
The architecture and interior design of the proposed renovation mixes inspiration from New York-style urbanism and from Hawaii’s contemporary style to create a tropical/urban mélange experience.
[foyer]
[chef’s pantry] [master bathroom]
[powder room]
open floor
multi-purpose
[kitchen]
[ensuite]
[master bedroom]
ARCHITECTURE adaptive
[W/D]
natural light
“My design concept strives for interiors that are sophisticated, elegant, and engaging with an emphasis on exquisite finishes, natural textures, and fine detailing. The principal living spaces are generous and open, yet subtly delineated by statement features and focal points such as the bespoke kitchen island, which constitutes the heart and center of the apartment.” Juan Paulo Morla, P.E. [mechanical]
[ 36 ]
[lanai]
[mechanical] [walk-in closet]
[ 37 ]
[bedroom]
>> The spatial grandeur of the unit will reveal itself as one emerges from the renovated foyer and steps into the welcoming and agreeable daylight, which filters through the warmly tinted floor-to-ceiling windows facing the Ocean and Diamond Head.
[ 39 ]
[ 38 ]
At the center of the living spaces will be an angular, marble-clad kitchen island that will serve as an implicit separation between the open kitchen and living spaces. With its monolithic sculptural qualities, the island itself will be the centerpiece of the open kitchen and living areas.
[ 41 ]
[ 40 ]
>>The fully fitted kitchen is envisioned as an architectural space itself, gently engaging with the living and dining areas alongside. Subtle shifts in floor finish, ceiling height, and lightning all visually separate the kitchen and main dining space, yet the relationship between the two will remain free and simple.
[ 43 ]
[ 42 ]
>> The bespoke kitchen island will feature a monolithic marble sculpture that unites form and function in lightweighted harmony. The crafted island will offer a dining counter or breakfast bar, while the same luxurious material will be echoed in the use of marble countertops and splashbacks within the kitchen proper.
[ 45 ]
[ 44 ]
>> A quiet, subtle presence within the cebter of the apartment, the kitchen will be finely detailed yet perfectly functional. It can lend itself to anything - ranging from a cozy Sunday breakfast to a vibrant evening dinner party, entertaining effortlessly with ease and elegance.
[ 47 ]
[ 46 ]
>> The crisp, fresh design in marble and walnut will feature an open zone for preparation and cooking, as well a as a galley-style configuration for integrated appliances and storage.
[ 49 ]
[ 48 ]
>> A walk-in chef’s pantry will be strategically concealed behind a fully integrated door located at the end of the circulation aisle. Just past the door, an undercabinet wine refrigerator and stacked wine racks will provide a beverage station ideal for entertaining. Beyond the dry bar area, custom shelving will offer generous storage space for appliances, dishware, groceries, and cleaning supplies.
[ 51 ]
[ 50 ]
>> The galley-style food preparation area and the island will provide ample storage for pots and pans, dishware, and utensils. Drawer-style base cabinets with soft-close technology will facilitate easy access to all kitchenware. Wall cabinets along the foodpreparation station will complement the base cabinets and add more storage space.
[ 53 ]
[ 52 ]
>> Arranged to frame the architectural kitchen and the triangular balcony, the living space offers the perfect combination of elegance and practicality. With an enticing combination of free-flowing, open-plan spaces, the kitchen, living area, and lanai create a fluid dialogue between the indoors and the outdoors.
Drawings 05 [Drawings]
[ 55 ]
[ 54 ]
The technical drawings in the appendix give all project stakeholders the information to translate the project vision into reality.
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The Specifications 06 [The Specifications] â&#x20AC;&#x153;Sophisticated interior detailsâ&#x20AC;? The creation of an upscale living space is further elevated by hight-quality materials, contemporary designer furniture, and top of the line appliances. Materials and finishes throughout the renovated spaces will have an intrinsic sense of character and warmth, as well as a timeless and authentic appeal.
[ 61 ]
[ 60 ]
With appliances that match the kitchen materials and finishes both in quality, durability, and reliability, the renovated kitchen will surely meet the expectations of the most demanding buyers.
>> The Finishes Materials and finishes throughout the renovated spaces will radiate an intrinsic sense of character and warmth, as well as a timeless and authentic appeal. Flooring in the living and dining area will be rich brown oak to provide contrast for the kitchenâ&#x20AC;&#x2122;s intricately veined marble countertops, backsplashes and exposed concrete ceilings.
[cabinets]
[cabinets]
[counter top & backsplash]
[flooring]
[flooring]
[ceiling]
[shelving and toe kick]
[accent]
polished white lacquered surfaces for a clean, gentle sheen that diffuses natrual light throughout the kitchen and open living spaces
high quality matte North American walnut veneer on selected surfaces for high contrast and visual impact
bold calacatta or statuary marble with dramatic veining lives up to the highest aesthetic and culinary expectations
non-slip, ash gray, textured sandstone limestone, or slate for a gratifying tactile experience
rich brown vulcano oak hard wood flooring with brushed texture and all natural oil finish provides the warm tropical influence
exposed concrete surfaces with medium gloss coatings convey urban vibrance and balance out the natural materials
polished anodized aluminum evokes high quality chefâ&#x20AC;&#x2122;s kitchen
maple, ash, or bamboo veneer for selected accent elements
[ 63 ]
[ 62 ]
In the kitchen, duo-toned cabinetry establishes a direct correlation between the volumetry as well as the functionality of the cabinents. Metallic shelves and toe kicks evoke the hint of professional, high end, commercial kitchens.
>> Kitchen Appliances To compliment the exclusive palette of materials selected for the kitchen, high-grade European appliances will be provided throughout. Miele or Thermador, two of the most recognized brand names for household appliances, will be at the top of the list. Where exposed, the minimalist lines and details found in the cooking, refrigeration, and ventilation lines of products made by these two manufacturers are a perfect match for the overall clean, unadorned, and streamlined design concept of the kitchen. Miele and Thermador also offer fully integrated appliances, which are essential to achieve the desired furniture-style look of the kitchen. Top-quality fully integrated appliances are especially important in the open floor plan program of the apartment since the kitchen is visible from the living and dining areas.
[refrigerator / freezer]
[oven]
[microwave]
[cooktop]
[dishwasher]
[wine cooler]
[cooktop hood]
Miele or Thermador 36-inch wide fully integrated bottom-mount fridge/freezer
Miele or Thermador 30-inch wide convection oven
Miele or Thermador 24-inch wide electric microwave
Miele or Thermador 36-inch wide five burner induction cooktop
Miele or Thermador 24-inch wide full size fully integraded dishwasher
Miele or Thermador 24-inch wide under-cabinet wine cooler
Zephyr 36-inch wide Vortex or 38inch wide Tornado III built-in custom insert ventilation hood
[ 65 ]
[ 64 ]
With appliances that match the kitchen materials and finishes both in quality, durability, and reliability, the renovated kitchen will surely meet the expectations of the most demanding buyers.
>> Furniture Furniture and furnishings will complement the clean lines and the color palette of the new kitchen and living room finishes.
[ 66 ]
Coloful accents in warm tones of red, orange, and yellow will contrast in in area rugs, lamp shades, artwork, and other decorative accessories.
[sofa]
[credenza]
[area rug]
[blinds]
[curtains]
[lamp]
[lamp]
[accent]
Sculpt sofa by David Weeks for Ralph Pucci
credenze, entertainment center, and other large furniture in lacquered white veneer
Tectured area rugs in warm yellow, orange, and red tones
Hunter Douglas smart motorized black-out roller shades in dark beige or grey for privacy
Sheer curtains filtrate light while adding a classical and sophisticated feel
Burgundy lamp shade to compliment the window mullions and tie the color palette together
Moooi Miyake table lamp. Cast metal base and head, aluminium tube, and dimmable LED light
maple, ash, or bamboo veneer for selected accent decorative elements
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Large furnishings such as sofas, credenzas, and coffee tables will be neutral in color but with rich textures.
The Team 08 [The Team] “Partners in quality” Our team is distinguished by its attention to detail and meticulous design. We strive to create value by re-imagining and transforming dated residential dwellings into carefully crafted architectural spaces, engineered for island living. We have challenged ourselves to produce spaces that demand a reaction, that are memorable and that inspire people to rethink the environment in which they choose to live. Our team believes in great design. Great design is art; and art is meant to be admired. Great design does not stop to ask “why” until the answer represents the perfect pairing of function and beauty.
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By centering our design process on a singular big idea—which we select at the start of each project—we strive for a final concept that is always holistic, purposeful, and inspirational.
Diamond Head Apartments Ltd., Honolulu
Keola Lai, Honolulu
The Pinnacle, Honolulu
Attila came to Honolulu in 2004 after receiving a Bachelorâ&#x20AC;&#x2122;s degree in Computer Science in Economics and Marketing from the University of Applied Sciences in Bielefeld, Germany.
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Juan Paulo completed a Master of Science in Engineering from the University of California at Berkeley in 2001. Soon after, he joined the Chicago office of architecture and structural engineering firm Skidmore, Owings, and Merrill (SOM). During his time at SOM, Juan Paulo worked as a design structural engineer on several residential highrise projects including both new construction and renovations/conversions. In 2003, Juan Paulo relocated to Hawaii and joined Structural Engineering firm Martin & Chock. Since joining Martin & Chock, he has acted as project manager for several residential, commercial, industrial, and governmental structures. Among his most notable new construction projects in Hawaii are Lanikea, The Pinnacle Honolulu, and Keola Lai high-rise condominiums in Honolulu. In the renovation/adaptive use practice, Juan Paulo has worked in the renovation of the Ritz Carlton Hotel in Maui and the expansion of the Sheraton Keauhou on the Big Island of Hawaii.
Attila Pohlmann, Ph.D. Marketing Cell: (808) 203 4791 Email: attila.pohlmann@gmail.com
After working in real estate financing for a few years, Attila started a real estate photography and marketing business and has since photographed and developed marketing campaings for several luxury properties on Oahu, including the single family homes and condominiums in the Gold Coast of Waikiki, Kahala, Hawaii Loa Ridge, and the prestigious North Kalaheo Avenue.
Lanikea, Honolulu
Trump Tower, Chicago
The Coral Strand, Honolulu
The Pinnacle, Honolulu
Attila holds a PhD in International Management from the Shidler College of Business at the University of Hawaii at Manoa. His doctoral research focuses on social identities and gendered consumption practices.
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Juan Paulo Morla, P.E. Concept and design Cell: (352) 256 4100 Email: jpmorla@gmail.com
Concept extension 07 [Concept Extension] â&#x20AC;&#x153;Imagination is the beginning of creationâ&#x20AC;? The core concept of adaptable open space that drives renovation of the apartment could be taken even further through enhancements to the master and second bedrooms.
The second bedroom, on the other hand, could be converted into a flexible space with the implementation of a movable partition. With such feature, the space could continue to serve as a proper bedroom or office or it could be used as an extension of the living and dining areas.
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In the case of the master bedroom, the location of the ensuite bathroom and the walk-in closet could be swapped creating design advantages: Windows that are currently covered by partition walls could be opened to allow natural light to flow into the relocated ensuite bathroom. A smart glass wall would separate the new ensuite bathroom from the master bedroom proper, allowing added natural light while still providing privacy when desired.
>>Master Bedroom The proposed master bedroom and master bathroom renovation continues the theme of sophsticated metropolitan confort within a soothing tropical sanctuary. With its use of characteristic materials such as warm woods, veined marble, and rich textiles the space is envisioned as a tropical yet modern spa.
[smart glass] Turns the bathroom into an entirely private space with the flip of a switch. During the day the smart glass can remain entirely transparent to let daylight filter into the bedroom and create the feeling of a larger space.
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The luxurious and engaging character of the master bedroom is enhanced by the integrated master bathroom as well as a direct relationship with the city views. The bed faces the glazed wall of the ensuite, offering plentiful natural light and extraodinary vistas of the city.
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>>Flexible Space The second bedroom is envisioned as a flexible space that, when opened up to the kitchen area, allows for an extended living/ dining space. A moving partion with an integrated bedroom door will discreetly tuck away inside a compartment, which is located between the second bedroomâ&#x20AC;&#x2122;s ensuite bathroom and the laundry room. Access to the movable partition compartment will be concealed by a living green wall. Air conditioning and ventilation ducts will be replaced with high-grade, exposed oval ducting, which reinforces the existing industrial character of the architecturally exposed concrete ceilings.
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At the far end of the bedroom/dining flexible space, a built-in shelving unit allows for ample space to display books, artifacts, and personal objects. The built-in unit will also have a murphy bed that can be deployed togther with the movable partition to restore the space into a fully functinal bedroom.
>>Open Living Room
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In terms of furniture and furnishings, the space will be fitted with a dining room table and chairs that can single-handedly be transformed into consoles and/or coffee tables. These multi-functional objects can easily be stowed away or repurposed in a different area of the apartment.
â&#x20AC;&#x153; The whole difference between construction and creation is that a thing constructed can only be loved after it is constructed; but a thing created is loved before it exists.â&#x20AC;? Charles Dickens
Juan Paulo Morla, M.S. Concept and design Cell: (352) 256 4100 Email: jpmorla@gmail.com
Attila Pohlmann, Ph.D. Marketing Cell: (808) 203 4791 Email: attila.pohlmann@gmail.com
Torus, LLC 1413 8th Ave. Honolulu, HI 96813