The U.S. Air Force’s Joint Base Harbor-Hickam in Honolulu, Hawaii, is currently in the midst of an $820 million housing privatization project that includes the delivery of 1,208 new homes, 438 rehabilitated historic homes, housing and maintenance offices, two community centers, and a recreational sports complex.
At the heart of the project by developer Hickam Communities, Honolulu, Hawaii, is the reconstruction of the former Non-Commissioned Officer’s Mess Building (NCO Club), now known as the Ka Makani Community Center.
In 1935, Captain Howard B. Nurse designed the neighborhood master plan for Hickam, which included the NCO Club as a gathering place for noncommissioned officers and their spouses for rest and recreation.
Designed by Jozef B. A. Van Oort, a Dutch architect who came to Hawaii in 1935 and served as a chief architect of the U.S. Army Quartermaster Corps Construction Services, the single-story, cross-shaped concrete building is replete with Art Deco and Moderne details as well as with prominent Hawaiian tropical elements.
PROJECT SUMMARY
Ka Makani Community Center
Honolulu, HawaiiBuilding Team
Submitting firm: Lend Lease
Owner/developer: Hickam Communities LLC
Architect/architectural engineer: Mason Architects Inc.
Structural engineer: Shigemura, Lau, Sakanashi, Higuchi & Associates Inc.
MEP engineer: Lincolne Scott Inc.
General contractor/construction manager: KPRS Hawaii Construction Inc.
Construction/program manager: Lend LeaseGeneral Information
Size: 9,191 sf building
Construction cost: $5.6 million
Construction period: June 2009 to March 2011
Delivery method: Design-build
“Deco ornamentation is present in the large fluted column within the entry lanai and Moderne details are evident in the wide-radius corners,” says Julianne Polanco, director of cultural resources, Lend Lease, Schofield Barracks, Hawaii. “The building’s hip roof, wide roof overhangs, and large wood-framed sliding windows and doors are common to the Hawaiian-tropical style, as are the screened lanai, acid-stained concrete floors, and patterned concrete stamping.”
SUBTRACTION BY ADDITION
Over time, several additions–– a large, warehouse-like ballroom, a new kitchen, a laundry facility, mechanical equipment, even a barber shop––were made. The NCO Club ballooned in size to 26,000 sf, ultimately obscuring its cross-shape design.
Eventually, the building’s two lanais were permanently closed, the ceilings were lowered, the walls were covered with faux wood paneling, floors were carpeted, and the roof was covered with asphalt.
As the Hickam Communities’ rehabilitation project gained steam in 2009, it was evident that the former NCO Club, which had been abandoned for 15 years, should be rehabilitated as a community center and focal point of the housing development.
RETURNING TO THE ORIGINAL FOOTPRINT
The Building Team used Van Oort’s original drawings as a basis for the reconstruction of the NCO Club. However, there were still details that had yet to be discovered. “While we had an understanding of what was and was not the original building, it was the condition of the materials hidden by various upgrades and additions that remained unknown until construction commenced,” says Polanco.
All of the post-1941 additions to the exterior were removed, reducing the footprint of the building back to the original 10,000 sf. The lanai and dining terrace were reopened, original entry lanai light fixtures were refurbished and reinstalled. The original ceiling in the former lounge was exposed, revealing open beams with articulated wood molding painted in teal and gold. Faux wood paneling and lowered ceilings were removed, exposing portions of several large historic murals that were nearly destroyed by the previous alterations.
“The murals, hidden behind the additions to the building, were revealed. Unfortunately, the condition of the murals was such that they could not be retained or restored. As homage to their existence, the interior now has a few small decorative painted elements. The reintroduction of folding glass panel doors and the lanais were two elements that returned the building to its original charm,” says Polanco.
The general floor plan was retained, although some modifications were made to meet current needs. For example, the lounge became a multiuse room; the dining room was enlarged to become the entertainment room; the former card room was transformed into a fitness center; and the bar evolved into a computer room.
New wood flooring was installed in the main lobby and in the former lounge. The stone-line patterned acid-stained concrete floors in the old dining rooms were also restored to what Polanco calls “their original glory.”
“The retention of the concrete floors and other character-defining features allows visitors to share the same experience as visitors of the past,” says Polanco.
In addition being honored with a Silver Award in Building Design+Construction’s 2011 Reconstruction Awards, the Ka Makani Center has also won a Preservation Honors Award from the Historic Hawaii Foundation. It is also eligible for listing in the National Register of Historic Places.
“The rehabilitation of this building has been a success on many levels,” says Polanco. “From an aesthetic standpoint, the building has been returned to its rightful place as a graceful and pleasing focal point to the intentionally designed historic district.” +
Related Stories
| Jun 2, 2014
Nonresidential construction spending expands in April
Ten of 16 nonresidential construction subsectors posted increases in spending in April, according to the latest U.S. Census Bureau data.
| Jun 2, 2014
Parking structures group launches LEED-type program for parking garages
The Green Parking Council, an affiliate of the International Parking Institute, has launched the Green Garage Certification program, the parking industry equivalent of LEED certification.
| Jun 2, 2014
SOM unveils plans for Miami transit hub
The elevated station will be a key portal within All Aboard Florida’s rail system, the nation's only privately owned, operated, and financed rail network.
| Jun 1, 2014
Architect license upon graduation? NCARB aims to accelerate licensing process
Incorporating internship and examination requirements into university education, the regulatory organization looks to simplify and shorten the licensing process.
| May 30, 2014
MIT researchers create 'home in a box' transformable wall system for micro apartments
Dubbed CityHome, the system integrates furniture, storage, exercise equipment, lighting, office equipment, and entertainment systems into a compact wall unit.
| May 30, 2014
Riding high: L.A., Chicago working on their version of the High Line elevated park
Cities around the U.S. are taking notice of New York's highly popular High Line elevated park system. Both Chicago and Los Angeles are currently working on High Line-like projects.
| May 30, 2014
Developer will convert Dallas' storied LTV Building into mixed-use residential tower
New Orleans-based HRI Properties recently completed the purchase of one of the most storied buildings in downtown Dallas. The developer will convert the LTV Building into a mixed-use complex, with 171 hotel rooms and 186 luxury apartments.
| May 29, 2014
Turn your pen-and-paper sketches into digital drawings in seconds with this nifty gadget [video]
Funded through Kickstarter, iSketchnote uses a smart pen to instantly digitize hand-written notes and drawings.
| May 29, 2014
7 cost-effective ways to make U.S. infrastructure more resilient
Moving critical elements to higher ground and designing for longer lifespans are just some of the ways cities and governments can make infrastructure more resilient to natural disasters and climate change, writes Richard Cavallaro, President of Skanska USA Civil.
| May 29, 2014
Wood advocacy groups release 'lessons learned' report on tall wood buildings
The wood-industry advocacy group reThink Wood has released "Summary Report: Survey of International Tall Wood Buildings," with informatino from 10 mid-rise projects in Europe, Australia, and Canada.