A proposed Makiki residential high-rise would exceed the height limit in the neighborhood by 70 feet, the latest of several projects to seek height exemptions in what experts say could be a trend as condominium developers counter rising construction costs by building higher.

The developers of Holomua, planned for 1315 Kalakaua Ave., say the high-rise project wouldn't make economic sense at 150 feet — the height limit for the neighborhood — so they are proposing to build to 220 feet and offer 51 percent of the for-sale units at affordable prices.

"It all boils down to economies of scale," said Serge Krivatsy of THM Partners, developer of the project. "The cost of land, especially in urban Honolulu, means the more units you can get on a parcel, the more you can reduce the selling price."

Though Holomua won't be the only high-rise towering over the area — the nearby Banyan Tree Plaza on Punahou Street soars to 350 feet and another nearby project hits 220 feet — dozens of Makiki residents oppose the 176-unit project, saying its height exemption translates into more people, more cars and more problems.

"The density factor would greatly increase," said Francis Soon, board president of One Kalakaua, a nearby condominium for seniors.

HEIGHT FIGHTS

The tension isn't unique to Makiki. Communities around the island are grappling with height limits as developers and planners try to find a balance between keeping housing development on pace with the growth of the population and preserving the feel, view planes and skylines of neighborhoods.

In recent years, residents have come out against height exemptions or zoning changes for high- and mid-rise projects in Waipahu, Wai'anae, Nanakuli and Hawai'i Kai. All of those exemptions or zoning changes were approved, including a 10-story luxury condo in Hawai'i Kai and the twin 105-foot Plantation Town Apartments in Waipahu.

Experts expect more high-rises to push the height limits in the coming years.

"The cost of construction has gone up 50 percent in the last year alone with fuel charges and just getting material over here, and the cost of land has almost doubled in the last three years," said Stephany Sofos, a real estate analyst. "What the developers are doing is they want more density. The way to get more density is go higher."

Allen Leong, of KC Rainbow Development, which built the Moana Pacific towers in Kaka'ako, added that more people are looking for deals in the housing market. And some high-rise developments just don't pencil out at set height limits.

"I think the whole issue is the market and what the market is willing to pay," he said. "Lately, we have seen a trend of developers trying to lower their square foot costs. I believe they're reacting to market demand."

And especially for affordable projects, building higher has become one way developers are able to make a return.

REASONABLE CONCERNS

Of the eight development projects since 2006 filed under a state law that allows certain exemptions in exchange for affordability, four projects have gone over the height limits in their areas. The projects include the Plantation Town Apartments in Waipahu; Hale Wai Vista in Wai'anae, which exceeded the height limit by 20 feet to go to 60 feet; and Mokuloa Vista in Waipahu, which went to 73 feet, exceeding the limit by 25 feet.

Holomua is also applying under the state law, and plans to keep 51 percent of its units affordable for a decade. Residents at One Kalakaua, a 138-foot high-rise, and others who live nearby say they see the need for affordable housing, but question why the project should be granted an exemption and then not be required to retain affordability for more than 10 years.

"After 10 years, it doesn't have to be affordable anymore," said Dee Robinson, administrator for One Kalakaua, across the street from Holomua.

More than 40 people have written letters against the project, and 30 more turned out to oppose the project at a Makiki/Lower Punchbowl/Tantalus Neighborhood Board meeting this month. The board has not yet taken a position on the project, but board chairman John Steelquist said he understands where both sides are coming from.

"The neighbors are understandably concerned," Steelquist said last week.

Developers hope to start construction on Holomua in December and open its doors in June 2010.

Opposition to the project comes as planners and policymakers have expressed support for building higher.

In January, the City Council approved an urban plan for Kapolei that would allow developers to build to 150 feet on 13 city blocks in downtown Kapolei, and to 120 feet on an additional 10 blocks. Previously, only six blocks in the area were allowed to go as high as 150 feet. Though no residential high-rises are under way in the area, several office and retail high-rises are. And developers say it won't be long until condos move in.

COUNCIL SUPPORTIVE

The City Council, which must approve height exemptions, has largely supported projects going over height limits — within reason. Last year, the council passed a resolution urging the city Planning Department to recommend the "maximum appropriate height limit for all future zone changes" in Honolulu and Kapolei.

City Councilman Charles Djou, whose district stretches from Waikiki to Hawai'i Kai, introduced the resolution in hopes of preventing another urban problem — sprawl.

"We have a very clear finite amount of land," he said. "People don't want to see paradise paved over. So what my resolution seeks to do is encourage the department to look at allowing buildings to go even higher."

He said taller high-rises are more efficient, more environmentally sustainable and, if built correctly, can be aesthetically pleasing for neighborhoods.

And he pointed out that compared to other cities, Honolulu has very low height limits.

Height limits in urban Honolulu vary widely, from 400 feet in Kaka'ako to 150 feet in areas such as Makiki to 45 feet in the Sheridan Street area, where there are mostly residential homes and low-rises. Over the past few years, Honolulu residents have seen a flurry of residential high-rises going up. Hokua at 1288 Ala Moana, the Ko'olani, the Moana Pacific towers and Keola La'i are all about 400 feet — right to the limit — in Kaka'ako.

The growth has angered some residents.

Partly because of that community opposition, the Hawai'i Community Development Authority is proposing in its new Kaka'ako mauka plan to lower height limits from 400 to 200 feet along a section of Ala Moana boulevard.

The plan comes as HCDA is also reviewing the 20-year Ward Neighborhood master plan, which proposes constructing as many as nine residential high-rises — including five on Ala Moana opposite Kewalo harbor. Some of the condos are proposed to hit 400 feet.

Anthony Ching, HCDA director, said he can understand why residents don't want to see more tall buildings going up and he added skylines shouldn't be uniform, but show off a variety of heights. But he said space is a premium, and building higher sometimes makes sense.

"It's all a balancing act," he said. "We need housing. We need neighborhoods to be developed. At the same time, you don't want it to be too congested."