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We are uniquely structured as an architecture firm with our own highly-skilled historical research division. We believe that buildings—just like people and communities—can have their own Second Stories, and it’s our job as architects and architectural historians to create them.

Architecture

We provide complete architectural services for existing buildings, new construction, and everything in between. We strive to create a second life for old buildings and to integrate contemporary buildings into context-sensitive places to produce a new sustainable whole. We enjoy working on the quirky, the unusual, and the challenging.

Our expertise comes from decades of researching and designing buildings for historically and culturally sensitive sites and functional uses. We regularly work with clients of all types: a seasoned developer working on a site with unusual constraints, a board of a non-profit trying to expand their services with improved facilities and a limited budget, or homeowners renovating their home. We work regularly for a number of contractors on Design/Build projects, which has provided us insight on construction feasibility, cost control, and effective communication. We employ the latest preservation technology, sustainable practices, and Building Information Modelling (BIM).

Pre-Design

Documentation of Existing Conditions
Project Feasibility Studies
Project Programming and Space Planning
Master Planning
Preparation of Request for Proposals (RFP) for Design/Build projects

Design

Building Design
Sustainable Design Applications and Consultation
Development of Basis of Design documentation
Preparation of Construction Documents
Design Quality Control

Post-Design

Permitting
Contractor Review and Selection Consultation
Bidding Administration
Construction Contract Administration
Record Drawings
Post-Construction surveys

Architecture Work

Hawaiian Dredging Construction Company

Bishop Museum

Hilo Federal Building

Lanai Theater

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Historic Consulting

We provide a full range of consulting services related to historic properties. We work with commercial and institutional property owners, homeowners, engineering and planning firms, developers, and many governmental agencies including the military. We regularly team with other architectural, planning, and archaeological firms to provide historic architecture guidance for their projects.

Historical Architecture Consulting

Preparation of design and construction documents for the restoration, rehabilitation, and preservation of historic properties
Preparation of Historic Structure Reports (HSR) and Existing Condition Surveys
Consultation on appropriate treatment recommendations, per Secretary of the Interior’s Standards (SOIS)
Historic paint color analysis
Historic material research and analysis

Residential and Commercial Historic Listing and Tax Exemptions

Preparation of State and National Register of Historic Places nomination forms for residential, as well as commercial building property owners
Assistance with property owners’ historic County Property Tax Exemption filing
Preparation of Commercial Property Maintenance Plans for historic buildings
Federal Historic Rehabilitation Tax Credit Certification
National Historic Landmark nominations

State and Local Compliance

HRS 6E State Historic Preservation Division (SHPD) Consulting;

Historic building evaluations, Reconnaissance Level Surveys (RLS), Intensive Level Surveys (ILS)
Evaluation of adverse effects under Hawaii Revised Statute (HRS) Chapter 6E and development of proposed mitigation measures
Preparation of Historic American Building Survey (HABS), Historic American Engineering Record (HAER), and Historic American Landscape Survey (HALS) documentation, as well as historic context studies and interpretive materials

EIS/EA (HRS Chapter 343) Consulting:

Research and evaluation of historic resources for inclusion in Environmental Impact Statements (EIS) and Environmental Assessments (EA)

Federal Compliance

36 CFR 800 Section 106 Consultation
Integrated Management Cultural Resources Management Plan (ICRMP): Large-scale inventory surveys for military bases, encompassing hundreds of facilities
Individual building and district evaluations
Development of Programmatic Agreements (PA) and Memoranda of Agreement (MOA)