Marriott's Ko Olina Beach Club, Phases 2-3 & 1B

Marriott's Ko Olina Beach Club is one of the premier timeshare properties in the exclusive Ko Olina Resort area. The Phases 2-3 & 1B project is the construction of the 382,000 sq. ft., 14-story Hale Moana building, build-out of 7 units in the existing Hale Kona building, and a 162-stall above- and below-grade parking structure on a 3.8-acre site.

The foundation is a blend of drilled caissons and pile caps with spread footings. Buildings are cast-in-place concrete with post-tensioned elevated decks. High-end finishes include granite countertops, ceramic tile bathrooms, beautiful wood doors, and plenty of millwork. The exterior wall system is EIFS on metal studs with a limited amount of stone facing in the entry area. The roofing system is primarily sloping metal roofing with a small amount of flat membrane roofing. Each unit is cooled by vertical fan coil units which are fed from the existing Phase 1 central plant.

Sitework included a new swimming pool and expansion of the existing pool with a sand beach, lush landscaping, and water features. The client furnished a large amount of material including carpet, residential appliances, and most light fixtures.

Nordic PCL performed design-assist preconstruction services for this project.

During construction, Nordic PCL encountered two product failures – the roofing membrane failed twice and the sliding door privacy shutters contained fabrication flaws. When the roofing subcontractor failed to adequately address the problem, the project team worked quickly secured delivery of an acceptable product from the manufacturer. They also dealt directly with the shutter manufacturer to obtain replacements. In both cases, the problem was solved without cost or schedule impacts.

There was also a severe labor shortage due to an overheated market at the time. Through careful resource balancing on all projects, the project team avoided straining Nordic PCL's self-perform workforce. As a result of our partnering approach and longstanding relationships with our subcontractors, Nordic PCL was able to leverage excellent performance from them, avoiding all associated risks.

The original contract included Phase 2 & 1B with Phase 3 as an alternate to be added at a later date.

• Phase 2 was the construction of the Hale Moana building structure, shell space, complete build-out of 90 units, parking structure, and a portion of the landscaping improvements. The contract was for 18.5 months, turning over on October 6, 2005.
• Phase 1B was the build-out of loft space on the 12^th floor of the existing Hale Kona (Phase 1 building) with 7 units.
• Phase 3 was for the build-out of the remaining 100 units in the Hale Moana shell. This phase was released for construction on November 23, 2004.