Pacifica is a 46-story, 830,000 SF mixed-use high-rise in the heart of Honolulu, Hawaii. This live, work, play environment has 41 residential floors over a 5-story podium consisting of commercial spaces at ground level, 10 half levels of parking structure, and a recreation deck at the top of the podium. Every developer is challenged to create a program that fits within local land use ordinances, meets a need in the marketplace and can be constructed within a budget that minimizes financial exposure. The goal is a completed project that provides a return appropriate with the risk taken by both the developer and their lenders. In Hawaii these challenges are magnified by high land and construction costs, combined with very restrictive development controls. Most building developers in Honolulu have found that the only way to make projects economically viable has been to maximize both the allowable density and height on their property.
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