Kukulu Hale Awards 2025

NAIOP Hawaii is one of 51 chapters within NAIOP’s extensive network throughout North America and has served as the state’s premier association of development industry leaders and decision-makers since 1988.

For nearly three decades, our annual Kukulu Hale Awards program has recognized individuals and organizations whose projects, professional achievements, and civic service have contributed to Hawai‘i’s economic growth and enriched our community.

We invite you to read about this year’s awardees and distinguished entries in the following pages. Special honorees include Highridge Costa, Developer of the Year; Kali Watson, Outstanding Service Award; and R.M. Towill Corporation, Engineering Firm of the Year.

On behalf of our board of directors and NAIOP Hawaii’s 230-plus members, I extend deepest gratitude to our Kukulu Hale sponsors, jurors, and committee members. Our 2025 awards program is made possible by their generous support. Mahalo!

Reyn Tanaka,
2025 President
NAIOP Hawaii

Left to Right: Francisco Gutierrez, Wayne Goo, Sunny Rosario, Kiley Nakamura, Kimi Yuen

2025 Kukulu Hale Jurors

Francisco Gutierrez
Senior Vice President, Development
Alexander & Baldwin

Wayne Goo, AIA
Principal & Co-Founder
Workshop-HI

Sunny Rosario
Manager of Governmental Affairs & Community Relations
Gentry Homes

Kiley Nakamura
Senior Vice President
Director, Commercial Real Estate Loans
American Savings Bank

Kimi Yuen, LEED AP BD+C
President / Chairperson
PBR Hawaii & Associates, Inc.

Kukulu Hale Awards Committee

Jennifer Camp and Catherine Camp
Co-Chairs

Todd Apo, Liana Dietz, Larry Heim, Ken Hayashida, Mike Imanaka, Glen Kaneshige, Courtney Kosaka, Mele Pochereva, Barbie Rosario, Leighton Yuen

Developer of the Year – Ku Ho’okela Award: Highridge Costa Development Company

This is the longstanding company mission for developer Highridge Costa. Launched in 1994 by CEO Michael Costa, the firm is celebrating its 31st year of enhancing lives through a long-term business approach by developing, preserving, owning and operating quality new and repositioned affordable, workforce, family, senior, and permanent supportive housing. During these 30-plus years, Highridge Costa has developed over 300 communities offering more than 30,000 affordable housing units throughout the United States and Puerto Rico. It has also earned numerous industry accolades from the National Association of Home Builders (NAHB), the Pacific Coast Builders Conference (PCBC), Affordable Housing Finance and others.

When Highridge Costa first entered the Aloha State eight years ago, few could have known that it was a strategic shift by the firm to Hawai‘i, which would gradually lead to thousands of new affordable housing units built, under construction and planned across multiple islands. Recognizing the ongoing need for affordable housing across Hawai‘i, the firm’s dedicated staff, partners and consultants will continue to embrace Highridge Costa’s mission in the communities they help to create. To support this ongoing commitment, in 2024 Highridge Costa expanded its local office to accommodate the relocation of several key development professionals to Honolulu.

This success in Hawai‘i would not have been possible without the support of many people including Governor Josh Green, Lt. Gov. Sylvia Luke, the Hawai‘i State Legislature, the Hawai‘i Public Housing Authority (HPHA), the Hawai‘i Housing Finance and Development Corporation (HHFDC), the City and County of Honolulu and the counties of Maui, Kaua‘i, and Hawai‘i. The ongoing success of Highridge Costa is due, in large part, to its expertise with Federal Section 42 Low-Income Housing Tax Credits (LIHTC), tax exempt mortgage-backed revenue bonds, and other federal, state and local housing finance and grant programs. Over the decades, this wide-ranging expertise has made the firm one of the nation’s most knowledgeable developers, owners, and asset managers in the highly specialized housing tax credit industry. By working with some of the building industry’s most creative and award-winning land planners and architects, Highridge Costa maintains a focus on building attractive, architecturally significant, multifamily living environments that integrate seamlessly into rural, suburban and urban neighborhoods.

Left: Michael Costa, CEO, Highridge Costa | Right: Moe Mohanna, President, Highridge Costa Development Company

This innovative approach will ultimately provide over 14,000 affordable housing units during the next 10 to 15 years for the state’s kūpuna, ‘ohana, and workforce on the islands of O‘ahu, Maui, Hawai‘i and Kaua‘i. Explains Moe Mohanna, President of Highridge Costa Development Company, “When you work with local communities to create affordable housing, you become part of a legacy for future generations of kama‘āina to live with dignity in a place they can call home and a place that they know they can afford without any ongoing rental or operating subsidy.” In other words, changing lives.

Outstanding Service Award

Kali Watson, Director | Department of Hawaiian Home Lands

For Kali Watson, returning to his role as Chairperson of the Hawaiian Home Lands Commission and Director of the Department of Hawaiian Home Lands felt much like assuming the steersman position in his four-man canoe.

From 1995 to 1998, Watson served as chairperson under Governor Ben Cayetano, playing a key role in coordinating the development of over 3,100 residential lots and overseeing a $600 million state settlement. This included the transfer of 16,518 acres of state lands to restore the trust. During this period, Watson was vital in the passage and transfer of more than 900 acres of federal lands under the Hawaiian Home Lands Recovery Act of 1995.

Two decades later, Watson is riding a wave of change: a transformative infusion of $600 million in general funds from the Hawai‘i State Legislature aimed at accelerating the historically underfunded state department.

A surge of responsibility but nothing a skilled steersman can’t maneuver.

Although they sit at the back of a canoe, steersmen are recognized for their leadership skills. They expertly read the currents and guide their crew through challenges, such as a growing waitlist of over 29,000 and a department facing ongoing scrutiny regarding its ability to perform effectively.

Over the last hundred years, approximately 10,000 homesteads have been established under the Hawaiian Homes Commission Act, an average of 100 per year.

In the next five years, Watson strives to nearly double that figure.

To achieve this goal, Watson focuses on the department’s 28 active housing development projects across the pae ‘āina to award 7,500 project, residential, agricultural and pastoral leases while developing more than 3,000 single-family homestead lots.

Since assuming leadership in March 2023, Watson’s accolades continue to swell as he pushes to revitalize initiatives that have been absent for decades.

This includes the allocation of 25 pastoral lots in Kahikinui, Maui, which marks the department’s first selection of such lots since the program began in 1999. Additionally, 52 homes were awarded nearly a year after the devastating wildfires in Maui, making this the island’s first residential home offering in 17 years.

On Hawai‘i Island, 68 agricultural lots were awarded in Maku‘u and Honomu, representing the largest agricultural lot offering since the late 1980s.

Watson’s time in the role has also featured several notable firsts.

Like the awarding of 15 first-of-its-kind subsistence agricultural lots in Pana‘ewa on Hawai‘i Island and the groundbreaking of DHHL’s first high-rise rental apartment, the $155 million Hale Mo‘ili‘ili, that stands as the state’s only affordable housing project exclusively serving DHHL beneficiaries.

Furthermore, this year marks the start of project leases; this administration’s take on undivided interest lease awards last issued in the early 2000s. Project leases will connect waitlisters to a particular place or project and will be awarded before the development of a homestead community. This strategy will allow Native Hawaiian beneficiaries the opportunity to transfer their lease to an approved heir who meets the 25% blood quantum criteria.

Watson’s work with homestead communities and DHHL’s beneficiary community isn’t limited to time spent at the department.

As the president and CEO of the Native Hawaiian nonprofit Hawaiian Community Development Board (HCDB), he worked with Nanakuli Hawaiian Homestead Community Association and oversaw the development of the Nanakuli Village Center, and a 48-unit Hale Makana O Nanakuli affordable housing project.

Over the last 10 years, to expand HCDB’s reach into the private non-homesteading areas, Watson established successful HCDB partnerships with various private developers of Low-Income Housing Tax Credit projects primarily located on O‘ahu, Maui and Kaua‘i.

Despite rising tides and shifting currents, Watson remains on course, eagerly anticipating the uncharted waters that lie ahead.

2025 Kukulu Hale Award Winners

New Project Award – Commercial/Other Over 40,000 SF

Amazon Last-Mile Distribution Center

Entrant: Swinerton Builders
Developer/Owner: Amazon Corporate LLC
Lead Design Firm: MG2
General Contractor: Swinerton Builders

The new Amazon last-mile distribution center, located in O‘ahu’s port and industrial area, spans over 750,000 square feet. This facility receives packages by truck, sorts them in the warehouse, and loads them into vans for final delivery. It features a state-of-the-art delivery station on the first floor, with 700 parking stalls across two additional levels. The center can accommodate 500 employees and 250 truck drivers. Designed to meet the demands of ecommerce and urban logistics, it addresses O‘ahu’s limited construction footprint while providing efficient service in the island’s unique spatial environment.

New Project Award – Commercial/Other Over 40,000 SF

Lima Ola – Senior & Multi-Family Housing

Entrant: Unlimited Construction Services, Inc.
Developer/Owner: AHE Group
Lead Design Firm: WRNS Studio
General Contractor: Unlimited Construction Services, Inc.

Lima Ola is a new master-planned community on the west side of Kaua‘i offering much-needed affordable rental housing. Unlimited Construction is proud to be a part of the first phase of construction, which includes 40 senior housing units within 9 buildings with a mix of one-bedroom apartments, a flex room, and community lanai, and 45 multifamily housing units within 12 buildings consisting of one-, two- and three-bedroom apartments, a ground-level management suite, and maintenance space. These lots are part of the largest affordable housing development in Kaua‘i during a time when affordable housing is critical.

New Project Award – Commercial/Other Over 40,000 SF or less

Kapalua Village Temporary Housing

Entrant: Layton Construction Company LLC
Developer/Owner: TY Management Corporation
Lead Design Firm: Kasprzycki Designs, Inc.
General Contractor: Layton Construction Company LLC

After the devastating Maui fires in 2023, Layton Construction, in partnership with TY Management Corporation, led the construction of 50 temporary modular homes in a philanthropic initiative to support the families affected by the tragic events. The first residents of the Kapalua Temporary Housing project took occupancy of their new homes on the one-year anniversary of the fires. Ranging from 2–4 bedrooms, each home is fully furnished, including appliances. This project represents the power of communities and organizations working together toward a common purpose to provide safe, temporary homes that offer stability and hope to those who suffered losses.

New Project Award – Commercial/Other Over 40,000 SF

Manoa Marketplace

Entrant: Alexander & Baldwin
Developer/Owner: Alexander & Baldwin
Lead Design Firm: JPRA Architects, Ltd.
General Contractor: Honolulu Builders

For more than six decades, Manoa Marketplace has been a vibrant hub for shopping, dining, and community gatherings, evolving alongside the multi-generations of Manoa Valley. A recent renovation revitalized the center with enhanced walkability, connectivity, refreshed architecture, and expanded public spaces, including a new central staircase, shaded seating, and a lively plaza featuring a keiki play area, seasonal events, and a thriving farmers’ market. A striking new mural honors Manoa’s cultural heritage, reinforcing its deep community ties. Through thoughtful design, Manoa Marketplace remains a welcoming neighborhood center for residents, businesses, and visitors for generations to come.

Renovation Award – Commercial/Other Over 40,000 SF or Less

The Queen’s Medical Center Same Day Surgery

Entrant: Design Partners Incorporated
Developer/Owner: The Queen’s Healthcare Systems
Lead Design Firm: Design Partners Incorporated
General Contractor: Gateside Inc.

The Queen’s Medical Center West Oahu, in response to pressures of the COVID-19 pandemic and the aftermath, responded to community pressures with deferred and growing healthcare needs in West Oahu. The Same Day Surgery or outpatient surgery facility relieved the pressures on facilities reserved for more acute or severe patients. The Same Day Surgery project expanded needed healthcare services in West Oahu as well as optimized existing higher care for those in need. The well-planned well-designed space is an asset to the community and furthers the goal for quality and needed healthcare services for the growing West Oahu community.

Public/Government Project Award

Daniel K. Akaka VA Clinic

Entrant: Hunt Companies Hawai‘i
Developer/Owner: Hunt Companies Hawai‘i
Lead Design Firm: Ferraro Choi and Associates
General Contractor: Nan, Inc.

The Daniel K. Akaka VA Clinic is a $130 million, 88,675-square-foot multi-specialty outpatient clinic in Kalaeloa Town; nearly 17,000 veterans live in West O‘ahu, which boasts the highest concentration of veterans in the VA’s service area. The Akaka VA Clinic provides primary and mental health care, X-ray, laboratory and diagnostic services, pharmacy and specialty care for over 55,000 enrolled veterans in the Pacific area. Hunt Companies Hawai‘i is the project developer and owner; the U.S. Department of Veterans Affairs leases the facility, which earned Two Green Globes from the Green Building Initiative.

Nonprofit Project Award

Hale Nā Koa ‘O Hanakahi

Entrant: EAH Housing
Developer/Owner: EAH Housing / Hilo Na Koa LP
Lead Design Firm: Design Partners
General Contractor: Maryl Group Construction, Inc.

Hale Nā Koa ‘O Hanakahi is a testament to resilience, service and innovation in affordable housing. Designed to honor and support Hawai‘i’s seniors and veterans, this 91-unit community in the heart of Hilo provides high-quality, affordable homes and a thriving, connected environment where residents can live with dignity and security. A result of a visionary partnership with HIVM, the project prioritizes sustainability, community engagement, and wellness. It integrates LEED Gold-certified green building strategies, walkable access to essential services, and activities organized by EAH’s resource coordinator, all within a vibrant, campus-style setting. HNK is a model for purpose-driven development, demonstrating that affordability and sustainability can go hand in hand.

Green Building Award

Hōkūao

Entrant: Albert C. Kobayashi, Inc.
Developer/Owner: Pūlama Lāna‘i
Lead Design Firm: Urban Works LLC
General Contractor: Albert C. Kobayashi, Inc.

Hōkūao is a single-family residential project in Lāna‘i City that was developed on 76 acres of former pineapple land. Envisioned as a place where families can grow and flourish, the project provides 150 affordable rental homes for the island residents and workforce. The development incorporates sustainable principles to provide environmental stewardship and energy efficiency to preserve the island’s history and culture while meeting critical housing needs. The homes feature energy efficient appliances and up-to-date interior materials and finishes that are sustainable and create a sense of community.

Engineering Firm of the Year: R.M. Towill Corporation

NAIOP Hawaii is pleased to recognize R. M. Towill Corporation (RMTC) for its wide-ranging contributions to Hawai‘i’s infrastructure and built environment. Driven by a mission to provide innovative and sustainable solutions to meet the unique challenges of our island communities, RMTC is one of the oldest and largest kama‘āina engineering firms in the state with roots dating back to 1930.

Over its 95-year history, RMTC has completed more than 20,000 projects in Hawai‘i and throughout the Pacific Rim, providing integrated professional services in civil and wastewater engineering, surveying and mapping, planning and permitting, and construction management. The company’s current work includes projects for county, state, and federal agencies; Hawai‘i’s major land developers, including Avalon, Brookfield, Castle & Cooke, DR Horton, Gentry, Haseko, Hunt Companies, James Campbell Company, Lanihau, Kamehameha Schools, Kobayashi Group, Pūlama Lāna‘i, Stanford Carr and WH Shipman; as well as top local architectural firms, contractors, and real estate brokers.

RMTC’s enduring success is attributed to the company’s good relationships in the community, trustworthy reputation, high quality work, and exceptional client service, explains Greg Hiyakumoto, who has spent his entire career at RMTC and has served as its president for the past 12 years.

“We are truly grateful to our clients for the opportunity to serve Hawai‘i’s best,” he says. “Our focus has always been on bringing success to our clients, maintaining a genuine commitment to doing what is right, staying humble, and offering steadfast support through every situation—big or small.”

As a Hawai‘i-owned and operated company, RMTC also strives to remain connected and involved in the local community through its philosophy of “Sharing, Caring, and Giving.” Staff members contribute their time and talent to a wide array of professional associations, non-profit groups, and social service clubs that support community needs and wellbeing. Additionally, the R. M. Towill Foundation, a charitable non-profit entity incorporated in 2004, provides grants to Hawai‘i public schools and contributions for literary, educational, historical, cultural, and scientific purposes.

Together, RMTC and its foundation have donated more than $3 million to various nonprofit and educational institutions over the past decade.

“The company’s 95-year legacy of success is a testament to the leadership and commitment of those who came before me,” said Hiyakumoto. “They were all remarkable, visionary leaders who navigated the company in very challenging times and skillfully adapted to the evolving business and social landscapes of their eras.”

Today, the company builds upon that legacy by prioritizing humility and integrity over short-term gains, Hiyakumoto says. “We believe that true success comes from contributing quietly and meaningfully to our community and in supporting our people. We remain committed to carrying this philosophy into the future.”

Distinguished Entries

Chapter Awards

Left: Jeremy Shorenstein | Right: Ellen Ashford

2024 Member of the Year

Jeremy Shorenstein

Planning and Development Manager II
Kamehameha Schools

Jeremy Shorenstein’s commitment to improving our community through increasing the volume and quality of affordable housing in our state is exemplary. He is a learned student of the legislative process and plays an integral role in connecting the chapter’s Developing Leader members with the legislative efforts of our Government Affairs Committee. He is an example for younger NAIOP members of how to lead with positive energy and professionalism.

2024 Developing Leader Member of the Year

Ellen Ashford

Associate
Cades Schutte

As 2024 co-chair of NAIOP Hawaii’s Developing Leaders Steering Committee, Ellen Ashford demonstrated exemplary leadership and management. She put together outstanding programs for our DL members and helped grow our young leader membership by nearly 30 percent last year.

2024 Member Company of the Year

American Savings Bank

American Savings Bank continues to stand out as a steadfast and valued partner of NAIOP Hawaii. A heartfelt mahalo to Tony Mizuno, Kiley Nakamura, and the entire ASB team for their unwavering support and generous corporate sponsorship each year. Tony’s leadership as Board treasurer has been instrumental in keeping the chapter’s budget on track for years. Kiley’s contributions both as co-chair of the programming committee and a Kukulu Hale juror are truly appreciated.

About NAIOP

NAIOP, the Commercial Real Estate Development Association, is the leading organization for developers, owners and investors of office, industrial, retail and mixed-use commercial real estate. NAIOP comprises 21,000+ members and provides strong advocacy, education and business opportunities through a powerful North American network. Its sister organization, the NAIOP Research Foundation, is one of the industry’s leading think tanks dedicated to conducting research assessing the trends, economic viability and needs of the built environment.

The Hawai‘i Chapter of NAIOP was chartered in 1988 and began with only a handful of members. Today, the chapter has more than 230 members, including many of Hawai‘i’s most influential developers, owners, investors, lenders, designers, attorneys, asset managers and other industry leaders. As the recognized forum for current issues that impact commercial real estate in Hawai‘i, NAIOP Hawaii strives to play an active role in our members’ professional development by sharing information on best practices, legislation and the latest developments in the real estate community and by providing numerous opportunities for networking at both the local and national levels.

Contact us:

NAIOP Hawaii
PO Box 1601
Honolulu, HI 96806
Barbie M.W. Rosario, Executive Director
barbie@naiophawaii.org
www.naiophawaii.org