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Posts in Mixed Use
Mandarin Oriental Honolulu Progresses to Design Development

For all the non-architects out there, a short explanation may be necessary. The design/construction schedule from our perspective is typically described in five stages (though there is some variation in how different architects mark their progress): 

1. Conceptual Design/Entitlements: Initial programming and conceptual layout, preliminary city approvals
2. Schematic Design (SD): Establishment of key relationships and functionality, early development of key design elements, early (and on-going) coordination with Mechanical, Electrical, Plumbing, and Structural engineering drawings
3. Design Development (DD): Early development of key details and further coordination with MEP/Structural drawings
4. Construction Documents (CDs): Production of documentation necessary to price and construct the project, including full coordination with MEP/Structural drawings
5. Construction Administration (CA): Continued coordination of documented elements with the construction process in the field

This whole process is also happening simultaneously within the interior design and landscape architecture disciplines, while also coordinating with the architectural team.

Whew! This is all to explain that the Mandarin Oriental Honolulu project is progressing according to schedule, with 100% SD (Schematic Design) having just been completed! We have updated our project page accordingly, with some brand new images and information. As part of developing the design, we've done extensive exploration and modeling in 3d, so we also wanted to share a quick video overview we produced. We're excited to move into Design Development as we begin the new year!

Confluence Units Going Fast!

Presales for residential units in Confluence are currently underway, with nearly a third of the units already reserved! If you're interested in a residential unit or commercial space, please head over to the Confluence site to learn more before they're all gone!

Below is an example of the two interior finish options in the main living area. We have also added some new images at our project page, if you'd like to see more.

Confluence Featured in the Coloradoan

Confluence was featured prominently Sunday in the Business section of the Coloradoan, in a feature on buildings that are reshaping Fort Collins, alongside other projects that are revitalizing the River District. We've received lots of positive feedback on the article, so thank you! If you haven't read it yet, you can find it at the Coloradoan's website, or if you'd like more information on the project, check out our project page or go straight to the Confluence site

Presales are going on now, with units going fast!

Confluence Units Now Available!
 

We are excited to announce that residential units in Confluence are now available for presale! More information about presales and the commercial spaces available for lease is available at the updated project website. We have also added a few new renderings to our project page. We will have additional information about the individual units (and additional images) in the coming weeks, so check back soon!

 
Food Bank Facility Renovation Design Continues

We've been working hard on the aforementioned design for the Food Bank of Larimer County (renovating an existing warehouse building to house their new headquarters and distribution center) and we're excited about the project, so we wanted to share a few images.

Our solution first and foremost organizes a maze of programmatic and equipment relationship requirements that are necessary to maximize both employee and volunteer safety, efficiency, and comfort. At the same time, because we believe that good design does not have to be expensive and should be available to everyone, even non-profits, we also aimed to introduce some fun spaces into the pragmatism of the existing building.

By keeping the vast majority of the existing enclosure and plumbing in place, but selectively demolishing elements to clean up the exterior and open up the interior, we are able to keep the project cost-effective while allowing plenty of room for future growth. The addition of several used shipping containers into the warehouse divides the space into rooms, while also providing rooms within the units themselves and a pop of industrial color. They also serve as a landing point for one of our favorite elements: a warehouse mezzanine bridge that allows volunteers to travel between portions of the building above the fray of forklift traffic. This bridge also allows for tours of the facility, providing views into the cooler, kitchen, and other areas. 

On the exterior, we have proposed a low-cost, extremely low-maintenance facade consisting of small opening chain link, paint, and stucco over the existing split-face CMU. A series of pre-engineered steel canopies create a village of welcoming portals, while subtly referencing the butler building construction of the warehouse itself. 

It's been lovely to work with such a great organization; their dedication and passion are truly remarkable. In addition to all of the fantastic things they do, the Food Bank has been working hard to raise the funds to make the project happen, so that they can continue providing an essential service to fill an ever-growing need. Please do visit their webpage and consider making a donation to help further a great cause. More images of the project are available at our project page.

Confluence on the Cover...
 

Confluence has been featured on the cover of the Spring 2017 issue of Colorado Construction & Design. The AIA Colorado North spotlight lists the project alongside the Ginger and Baker rehabilitation of the Feeder Supply building (another River District redevelopment project), the Windsor Mill Redevelopment, and Bohn Farm Cohousing in Longmont. 

You can visit their website here or read the full issue here; the article is on page 33. For more information on Confluence, be sure to take a look at our project page and confluencefc.com.

 
Andalucia featured on Urbanize LA

The Andalucia (previously El Molino Court) has been featured on Urbanize LA! We're excited to see the project finished and we're thrilled with all of the positive responses in the comments. 

Our project page has a number of Bernard Andre's other wonderful photos of the project, and the full Urbanized LA article is available here. Be sure to take a peek at the building's rental site as well.

This has been a very rewarding project and we're humbled that it has received such an overwhelmingly positive reaction. We're proud to have been a part of it. 

Ground Broken at Poudre Garage
 

Poudre Garage LLC hosted a ground-breaking ceremony Tuesday at the project site at Remington and Oak in Old Town Fort Collins. Renovations to the interior of the historic Forest Service garage have already begun, and work on footings and foundations for the addition is scheduled to begin shortly.

David Diehl, one of the company's principals, said a few words, thanking the Downtown Development Authority for their contribution to the project, which he indicated made a big impact in the quality of the exterior materials that the project budget could accommodate.

It has been a fun and productive collaboration with the owner, and we are excited to see the project beginning to be realized! More information about the project is available at our project page, and we will provide updates as soon as a leasing website is available.

 
Mandarin Oriental, Honolulu Announced
 

[au]workshop is thrilled to announce that the world-renowned Mandarin Oriental Hotel Group will be operating the Mana'olana Place Hotel and Residences as the Mandarin Oriental, Honolulu.

A few selections from the Mandarin Oriental and Salem Partners press releases:

“We are delighted with this opportunity to open a hotel in Honolulu and look forward to bringing Mandarin Oriental’s legendary hospitality back to Hawaii,” said James Riley, Group Chief Executive of Mandarin Oriental. “This new development will be a welcome addition to the brand’s expansion around the world,” he added.
“We are proud to bring the award-winning Mandarin Oriental brand to Honolulu,” said James Ratkovich of Salem Partners. “Mandarin Oriental, Honolulu will set a new standard for luxury service in the islands and will offer a preferred choice to travelers and potential homeowners who desire the finest accommodation,” he added. “We look forward to revitalizing this area at the gateway to Waikiki with the first TOD project in the city and bringing jobs, economic benefits, housing and a world-class hotel to Honolulu.”

We are excited to have the privilege to continue to work closely with the Mandarin group as the project continues to develop. 

For more information about the project, please see our project page, or the Mandarin Oriental or Salem Partners press releases.

 
Second High-Rise in Honolulu Announced

We are extremely excited to be able to announce another project that we've been hard at work on in Honolulu! We have begun having community meetings and are in the process of developing the project further with a potential hotel operator. 

From our project narrative: 

1500 Kapiolani Boulevard is located in urbanized Honolulu, along a tree-lined boulevard which links downtown with Waikiki. The site is within a recently designated transit oriented district, which raises the allowable FAR to 10.0 in order to increase walkability and discourage automobile dependency.

In this context, our client asked us to design an iconic 400 foot tower (the height ceiling) combining street-oriented retail, a four star hotel and complementary housing, with the goal of capitalizing on views over and around existing buildings in all directions. 

Our solution focuses on a simple massing and an iconic form befitting the prestige of Kapiolani Boulevard, distinctly visible from Kahnamoku Lagoon, the Ala Moana Mall, and other areas of the city.  We created two separate small-footprint towers—allowing the overall mass to be oriented Mauka-Makai (Mountains-to-Ocean as desired by island residents) preserving view corridors and breeze patterns. For residents, the two-tower scheme maximizes views and cross-ventilation, as well as value: all eight units per typical level are corner units.

The central design move was to maximize usable common and private open space and create actively programmed spaces on multiple datums, culminating in a lushly-landscaped sky garden bridge/platform for building residents at 350’ in the air, indexing the city’s previous height limit. This sky garden metaphorically replaces a ground level context lost when Oahu urbanized and reconnects the site to the horizon

Hawaii’s mild climate and pleasant breezes are woven into the scheme at every turn with the goal of dissolving the barrier between conditioned and exterior space. At higher floors, breezes are mitigated with appropriately placed massing. This is evident at the hotel floors which link the towers, creating a natural wind eddy at the podium, and at the sky garden, where building mass and landscape elements shield the gathering spaces.

Open space/green space is a central focus on vertical and horizontal surfaces in our solution. In fact, as shown in the image above, the cumulative horizontal intensive and extensive open space is nearly 2.3 times the site area and is complemented with additional vertical gardens on multiple surfaces.

This project is scheduled to begin construction in late 2017.

More information is available at the project's page.  We are hard at work continuing the design process and we will continue to post updates, so keep an eye on the blog!