Symphony Honolulu’s glass facade not transparent enough

HONOLULU —The Symphony Honolulu highrise at the corner of Kapiolani and Ward is on track to open next spring.

90 percent of the units already sold. Crews have installed glass up on the 35th floor with just a few stories remaining.

But as it turns out, the glass doesn’t meet the proper transparency standard set by the Hawaii Community Authority.

It’s what engineers and architects refer to as VLT (Visual Light Transmission).

The developer, Oliver McMillan, is hoping to get a waiver because it chose a darker, more reflective glass to keep the units cooler.

“More privacy, better energy efficiency. Unfortunately, we can’t achieve that with glass that is 50 percent VLT or greater, so that’s why we chose the glass that we did,” said Oliver McMillan’s Dan Nishikawa.

Some Kakaako residents don’t think HCDA should grant the waiver. They say all you have to do is look around.

“We are building more buildings with glass surfaces, and the concentration of light will be much greater in certain areas of downtown. I think the heat index will rise to a point it will be uncomfortable for area residents and visitors,” said Kakaako resident John Kobelansky.

HCDA said the whole idea behind the rule change was to avoid building more buildings with a ‘Darth Vader’ look.

Staff maintains there isn’t a conflict in the new mauka area rules, but board members questioned whether there’s a standard for reflectivity since they were told less light streaming into an apartment unit doesn’t mean less light reflected out.

In the case of the glass in the Symphony highrise, the mistake wasn’t caught until a competitor flagged it and HCDA checked.

“It’s really important to understand how you are going to enforce it,especially when it’s something that is not being applied to other buildings outside of Kakaako, and this is something brand new,” said Board Chairman John Whalen.

“If sustainability, energy efficiency is really important, we may want to take a look at reviewing the VLT and come up with a parameter that balances energy savings with other elements we are trying to achieve,” said HCDA’s Deepak Neupane.

So, it could be back to the drawing board on the new glass rule.

The HCDA is scheduled to make a decision on the Symphony high rise waiver on August 5th.

 

 

OliverMcMillan’s Symphony Honolulu high-rise condo 90 percent sold

This rendering shows the Symphony Honolulu condominium, which is being developed by San Diego-based OliverMcMillan.

This rendering shows the Symphony Honolulu condominium, which is being developed by San Diego-based OliverMcMillan.

San Diego-based developer OliverMcMillan, which began construction on its Symphony Honolulu luxury condominium project in late 2013, has sold 90 percent of the units in this project, which is expected to be completed in less than a year, the firm’s CEO said this week.

The project, being developed on 3.35 acres at 888 Kapiolani Blvd. across from the Blaisdell Center, includes 388 units in a 45-story tower, with commercial space on lower floors, including an automobile showroom for JN Automotive Group.

Dene Oliver, CEO of OliverMcMillan, the keynote speaker of the International Council of Shopping Centers Hawaii event in Waikiki, said that he plans to own and live in a unit at Symphony Honolulu. He also has lived in a unit at another OliverMcMillian project, Pacifica condominium in Honolulu.

The firm has recently opened a Hawaii regional office in Downtown Honolulu at Bishop Square’s Pauahi Tower.

It also has offices in Atlanta, Houston and a showroom in New York.

Alan Ong, former chief operating officer of Hunt Development Group’s Hawaii Division, has recently joined OliverMcMillan as its regional manager of its Hawaii operations.

When asked by PBN about new projects the firm is working on, Ong declined to specify.

The developer, through its former Hawaii regional manager, previously told PBN that it is eyeing several other projects in Hawaii.

OliverMcMillan has been chosen to develop a nearly 27-acre parcel in Kapolei in West Oahu into a 400-unit mixed-use residential project.

Ong, who was in attendance at the ICSC event, told PBN that it is working on the planning and design of this project.
Duane Shimogawa
Reporter
Pacific Business News

San Diego-based developer OliverMcMillan eyeing other Hawaii development projects

This rendering shows the Symphony Honolulu condominium, which is being developed by San Diego-based OliverMcMillan.

This rendering shows the Symphony Honolulu condominium, which is being developed by San Diego-based OliverMcMillan.

OliverMcMillan, the San Diego-based firm developing the Symphony Honolulu condominium project, is opening a Hawaii regional office next month and is in negotiations for two new development projects in the Islands outside of Honolulu, the head of the company’s Hawaii office told PBN.

One of the projects is a condominium and the other a mixed-use urban village, according to Serge Krivatsy, managing director of OliverMcMillan’s Hawaii office. The firm also is looking at developing projects in Kapolei and on the Neighbor Islands, he said.

“We’re looking at stuff in town and in Kapolei,” he said.

Krivatsy told PBN that the firm is eyeing three to four deals, with one or two being a condo project and another a potential apartment complex for renters.

“We’re looking at unique stuff, not projects where there are 20 others looking at it,” he told PBN. “We’re definitely to where we are in an [upward] market cycle, [but] we are cautious about the sites and projects we are looking at. The things we are looking at, we still think we have time to be in a good position to execute.”

OliverMcMillan, which acquired and completed the Pacifica condominium in Honolulu, the former Moana Vista project, several years ago, is opening its Hawaii regional office at Bishop Square’s Pauahi Tower in Downtown Honolulu.

It also has offices in Atlanta and Houston and a showroom in New York.

Duane Shimogawa Reporter – Pacific Business News

Kobayashi-MacNaughton’s new Honolulu luxury condo project gets nod from neighborhood board

The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

This Project Is Currently In The Planning and Approval Phase – Please use the contact form below to be added to our ‘Interest List’ and receive updates when available

Hawaii developers the Kobayashi Group and The MacNaughton Group have received approval from the Ala Moana/Kakaako Neighborhood Board to move ahead with its Vida at 888 Ala Moana luxury condominium high-rise on a 3.5-acre site in Honolulu.

The cost of to the develop the project hasn’t been disclosed. PBN first reported on the project, which is part of Kamehameha Schools’ “Our Kakaako” master plan and still needs the approval from the Hawaii Community Development Authority.

Kamehameha Schools’ master plan proposes seven residential towers with 2,750 units and 300,000 square feet of commercial space on 29 acres on nine city blocks.

MK Development, a joint venture of the Kobayashi Group and The MacNaughton Group, purchased six acres from the state’s largest private landowner for an undisclosed price to develop two ultra-luxury mixed-use residential projects totaling about 500 units along the mauka side of Ala Moana Boulevard.

Vida at 888 Ala Moana, which will be built on a site currently occupied by a Cutter Mazda automobile dealership and service center, is one of the projects. Sales prices for the project remain preliminary, but are projected to be about $600 to $2,500 per square foot, which would be comparable to the per-square-foot sales prices per square foot at another Kobayashi-MacNaughton project, ONE Ala Moana.

The 38-story Vida tower will include 265 two- and three-bedroom units and will be designed by Los Angeles-based Arquitectonica and Honolulu-based Ben Woo Architects, which will be helping the project seek LEED certification with an energy-efficient design and features.

Amenities for the project include guest suites, movie theaters, dining rooms with a chef’s kitchen, children’s play areas, game rooms and a putting green.

Heyer & Associates LLC will be handling sales of the project, which is scheduled to begin later this year.

The Kobayashi Group and The MacNaughton Group also developed the Hokua and Capitol Place mixed-use projects in Honolulu, and are also working on a project that includes seven ultra-luxury condominium towers planned for what is now a parking area of Ala Moana Center fronting Ala Moana Boulevard called Park Lane Ala Moana, with a development cost of about $300 million, according to public records.

The project, which was first reported by PBN, is scheduled to start in mid-2014, with a completion date in 2016.

Duane Shimogawa Reporter – Pacific Business News

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The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

The planned Vida at 888 Ala Moana luxury condominium tower being developed by the Kobayashi Group and The MacNaughton Group received neighborhood board approval Tuesday night.

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OliverMcMillan puts 10 penthouses on the market at Symphony Honolulu

OliverMcMillan puts 10 penthouses on the market at Symphony Honolulu

Bill Cresenzo Reporter – Pacific Business News

OliverMcMillan Pacific Rim LLC has put 10 penthouses at its 388-unit 45-story Symphony Honoulu condo project on the market with prices that start at $1.56 million.

The company said Wednesday that the largest the penthouses at 888 Kapiolani Boulevard is 2,053 square feet.

All of the penthouses have floor-to-ceiling windows, and some have 10-foot ceilings. They also have white oak flooring, kitchens with Thermador applicances, stone and marble bathrooms and ocean views, the company said.

OliverMcMillian broke ground last year on the project, which should be ready by 2016. It is 75 percent sold, the company said.

OliverMcMillan, in partnership with JN Automotive Group, will offer residents a car service called Velocity Premier Auto Concierge, which will allow them to use cars such as Ferrari, Maserati and Lamborghini.

OliverMcMillan breaks ground on Symphony Honolulu condominium project

Nov 20, 2013, 2:58pm HST
Duane Shimogawa Reporter  |  Pacific Business News

OliverMcMillan Pacific Rim LLC began construction Wednesday on its 388-unit, 45-story Symphony Honolulu mixed-use condominium tower at the corner of Kapiolani Boulevard and Ward Avenue, across from the Neal S. Blaisdell Center in Honolulu’s Kakaako neighborhood.

sym_CaptureMore than 150 people attended a groundbreaking ceremony for the project, which is located on 3.35 acres at 888 Kapiolani Blvd.

“Kakaako is a very exciting urban location, offering so much in exciting activities, location and culture,” OliverMcMillan CEO Dene Oliver said in a statement. “We’ve created spacious, artfully designed condominiums that appeal to the Hawaii market and where residents can make a home for years to come.”

Earlier this month, the developer said that First Hawaiian Bank is the lead bank among four lenders on a $120 million construction loan for the project.

Other lenders included Central Pacific Bank, American Savings Bank and the Washington Capital Joint Master Trust Mortgage income fund.

The condo tower will include market-rate and reserved residential units, as well as commercial space on the lower floors, including an automobile showroom for JN Automotive Group.

San Diego-based OliverMcMillan expects construction of Symphony Honolulu to take about 25 months to complete.

About 70 percent of the available units were sold within the first two days of sales, which began in June.

Symphony Honolulu condo project ready to break ground this month

Nov 5, 2013, 2:48pm HST
Duane Shimogawa  |  Reporter- Pacific Business News

The Symphony Honolulu condominium project in Kakaako at 888 Kapiolani Blvd. in Kakaako will break ground on Nov. 20, developer OliverMcMillan and general contractor Honolulu-based Nordic PCL Construction said Tuesday.

The vacant lot at the corner of Ward Avenue and Kapiolani Boulevard across from the Neal S. Blaisdell Center, which had been filled with numerous food trucks, has been cleared and fenced to get ready for construction of the 388-unit mixed use project.

In addition to market-rate and reserved residential units, there also will be commercial space on the lower floors, including an automobile showroom for JN Automotive Group.

The developer expects construction of Symphony Honolulu to take about 25 months to complete.

The project aims to create 400 jobs in construction and related industries, and the auto galleria is expected to add 100 permanent positions.

OliverMcMillan previously said that about 70 percent of the available units were sold within the first two days of sales.

The project architects are Gensler and Architects Hawaii. Nordic PCL is the general contractor and the lead construction lender is First Hawaiian Bank.

NEWS RELEASE – SYMPHONY HONOLULU ANNOUNCES STRONG OPENING WEEKEND SALES

SALES REACH 194 AND CLIMBING DURING FIRST TWO DAYS

(Honolulu, Hawaii) — The developer of the newest residential project in Kaka‘ako to launch sales says the public response and sales have been strong. Symphony Honolulu is to be built at the corner of Ward Avenue and Kapiolani Boulevard, with the address 888 Kapiolani Boulevard.

“The response to our project indicates there is a strong demand for homes in the urban core of Honolulu,” said Dan Nishikawa, president of OliverMcMillan Pacific Rim, the developer of Symphony Honolulu.

He says 194 residences were sold during the weekend, with several potential buyers still in the sales center reviewing their choices.

Nishikawa says buyers cited location as a major reason for their purchase.

“People want to live close to their jobs so they can walk more and drive less.

Avoiding traffic congestions and long commutes gives them more quality time to enjoy with their family and friends.”

He also pointed out that buyers saw value in Symphony residences compared to other condominium projects in the area.

“The size of our apartments average 1,100 square feet, with the added benefit of amenities such as a pool and spa, work-out and yoga studios, multi-media theaters, and outdoor grills and cabanas with a kitchen.”

The condominium apartments include 288 market-priced residences and 100 reserved housing units. The market price ranges from the low $500,000s for a one-bedroom, the mid $600,000s for two bedrooms, and from the high $800,000s for three bedrooms.

Reserved units are for buyers who meet income and asset requirements set by the Hawaii Community Development Authority (HCDA) and will be available for sale at a later date.

Symphony is a mixed-use condominium tower with commercial areas and parking on the lower floors. The ground floor is being designed by JN Auto Group to create a world class auto galleria.

Construction is expected to begin at the end of 2013 on a 25-month schedule. The project will create 400 jobs for construction and related industry workers. The auto galleria is expected to add 100 positions.

The exclusive project broker is Heyer & Associates, with the project sales gallery at the Inspiration Design Center, 1250 Kapiolani Boulevard, 3rd floor. The sales gallery will be open daily from 10 am to 5 pm.

Sales begin on Symphony Honolulu condo units

Sales for units in a new 40-story condominium being built across from the Blaisdell Center have begun, according to the project’s developer.

22594437_BG1When completed, the Symphony Honolulu condos will have a total of 388 residential apartments in a 400-foot tower at the corner of Ward Avenue and Kapiolani Boulevard.

“We believe there is strong demand for a range of market-priced and reserved housing in the urban core of Honolulu,” said Dan Nishikawa, president of OliverMcMillan Pacific Rim, the developer of Symphony Honolulu.

The condominium apartments include 288 market-priced residences and 100 reserved housing units. The market price ranges from the low $500,000s for a one-bedroom residence, the mid $600,000s for two bedrooms, and from the high $800,000s for three bedrooms.

Nishikawa says the Symphony Honolulu supports the vision of the Kaka‘ako Development Plan to create an urban community where residents can live close to their jobs, and walk to recreational centers.

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