Hau’oli Mau Loa Foundation Tenant Improvement

File Type: Free Content, Case study
Release Date: January 2012
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Hauoli Mau Loa office

Fast Facts

Address: Honolulu, Hawaii
Company/Developer: Hau’oli Mau Loa Foundation
Project Specs: Tenant Improvement
Project Type: Office
Square Feet: 4,286

Project History: With a mission that includes promoting stewardship, preservation, and protection of the environment, the Hau`oli Mau Loa Foundation wanted the renovation of their offices to be as environmentally responsible as possible. Hawaii Architecture LLP worked to make certain that the 4,286-square-foot office interior retained original historical features while implementing efficient and responsible building methods. The client requested an open and inviting, collaborative office space that was flexible enough to allow the Foundation to grow. The mezzanine portion of the space is currently subleased. This tenant improvement project encompassed a complete interior renovation of the first floor and mezzanine space in the historic Dillingham Transportation Building.  The Dillingham Transportation Building, originally constructed in 1929, is located on a busy intersection in downtown Honolulu, Hawaii, and is listed on the National Historic Register.

Commitment to Sustainability

The mission of Hau`oli Mau Loa Foundation includes promoting stewardship, perseveration and protection of our natural resources, therefore a renovation that incorporated a deconstruction process to ensure maximum recycling and reusing of materials; design that incorporated green products high in recyclable or renewable products; and features that reduced the use of electricity and water all reflected a commitment to the mission. Incorporating a high quality wood mural in the reception area of the Foundation, designed and constructed by the youth of one of the Foundation’s grantees, is a lasting statement about the talent and potential of our youth.  That the youth constructed the mural from reclaimed and locally grown wood further reinforces the concept of stewardship of our natural resources. The Foundation is committed to sharing what it learns with others.  To fulfill this commitment within the context of the renovation project, informational placards were developed and are displayed throughout the office to be sure that any visitor to the office could read about the various design features that were incorporated.  

Green Features

Economic Analysis

  • 29% energy reduction in HVAC realizes $2,035 annual savings, which conservatively over a 20 year period will save $40,700.
  • 55% reduction in lighting energy use realizes $1,375 annual savings or $40,700 savings over 20 years.
  • 36% appliance energy use reduction provides $258 annual savings which over 20 years will save $5,160.
  • 43% water use reduction saves $111 annually or $2,200 over 20 years.  The additional cost of the low flow fixtures over standard fixtures was $650 for this project.  With these estimated savings the simple payback is six years.
Hauoli Mau Loa lobby

Site Sustainability/Materials Use

  • Historic renovation of a space within a building on the National Historic Register.
  • Located in dense urban core with average density over 130,000 square feet per acre, there are many amenities within walking distance.
  • Wall mounted bike storage and showering facilities provide transportation flexibility to employees.
  • Retained many of the original Italian Renaissance/Mediterranean Revival features such as: the interior ceiling treatment, column capitals, exterior entry doors and period specific window frames and hardware which are highlighted by integrated lighting.
  • Retained the bulk of the existing interior walls totaling 44 percent non-structural interiors reuse.
  • 26% combined value of post-consumer content plus half of pre-consumer content as percentage of total costs of all materials.
  • 3Form panels with 40 percent pre-consumer recycled content were used for guardrails office partitions and the light shelf surface.
  • Downed and discarded tree limbs from Maui were used by an at-risk youth program to create a mosaic art piece for the reception desk (more on this in Innovations).

Energy Efficiency

  • 29% reduction in A/C consumption. Energy savings are achieved through a window retrofit and A/C occupancy sensors.  Windows with a U factor of 0.29 and a SHGC factor of 0.36 replaced the existing single pane clear glass.
  • Occupancy thermal comfort was improved thru precise thermal design analysis, thermal comfort controllability and increased ventilation. The existing constant air volume air conditioning system was retrofitted to a variable air volume with a bypass system. Each diffuser is equipped with a temperature adjustment that allows occupants to set varied temperatures in each space.
  • The existing air handling unit was retrofitted for maximum efficiency. The new unit’s cost to benefit ratio was not desirable and the Foundation’s leasing structure did not allow for replacement. The existing constant air volume air conditioning system was retrofitted to a variable air volume with bypass system.
  • Ceiling fans were provided on the second floor to help air movement and improve thermal comfort while reducing duct lineal footage requirements. Improvements in the indoor air quality increase employee productivity, health, and well-being and reduce the cost of building maintenance.
  • 55% reduction in lighting energy consumption. Savings were achieved through high efficiency lighting fixtures, daylighting controls and occupancy controls which maximized daylight to create a well lit space. Interior light fixtures are automatically controlled by occupancy and daylight sensors which turn lights off during non-occupied hours and times of adequate daylight.
  • The development of a Foundation policy acquiring Energy Star appliances wherever possible along with the specification of Energy Star equipment wherever possible, allowed the Foundation to realize 36% savings beyond the typical baseline energy consumption.
Hauoli Mau Loa reception desk

Water Efficiency

  • 43% reduction in consumption
  • Potable water use is reduced by 43 percent from a baseline design through fixtures such as  low flow toilets, ultra-low flow lavatory faucets, a low flow kitchen faucet, and a low flow shower.


  • Ma Ka Hana Ka 'Ike - a construction skills training program for youth in Hana, Maui - was brought in to work on the reception desk cladding. The program had several sources of downed and discarded tree limbs that they recycled into a work of mosaic art, using scraps of small wood gathered from the East Maui region.
  • The design team focused on increasing natural light infiltration into the space through the use of translucent walls made of recycled resin panels and also worked with the manufacturer to develop a blended fabric/resin panel that works as an interior light shelf over the main conference room. The material blend in the light shelf panels bounce 80% of the natural light deep into the space, while allowing 20% of the light to diffuse into the conference room below, creating a soft glowing lid which, for most purposes, precludes the  necessity for any artificial lighting during business hours.