Honolulu Zoning & Land Use Guide
Key Zoning Facts
Honolulu, the capital and largest city of Hawaii, is governed by the City and County of Honolulu, a consolidated government that manages the entire island of Oahu. The Department of Planning and Permitting (DPP) administers the zoning code found in the Revised Ordinances of Honolulu, Chapter 21 (Land Use Ordinance). Honolulu's zoning must conform to the state Land Use Commission's district classifications, with the city applying more detailed zoning within areas classified as Urban. The city's unique island geography, limited developable land, and strong cultural heritage shape a regulatory environment focused on balancing growth with preservation.
Honolulu's zoning code includes residential districts ranging from low-density single-family zones (R-3.5 through R-20) to high-density apartment districts (A-1 through A-3), along with commercial, industrial, and mixed-use categories. The Waikiki Special District, the Primary Urban Center Development Plan area, and transit-oriented development zones near the Skyline rail corridor add additional regulatory layers. Development in Honolulu must also account for Special Management Area (SMA) permits for projects near the shoreline, as required by the Hawaii Coastal Zone Management Act.
The city has been increasingly responsive to housing affordability pressures by expanding ADU permissions and encouraging transit-oriented development. However, the regulatory process can be complex, often involving multiple agencies and environmental review requirements unique to Hawaii's island ecosystem.
Key Zoning Districts
Honolulu's residential zones include R-5 (standard single-family lots of 5,000 square feet), R-10 and R-20 (larger lot residential), and apartment zones A-1 through A-3 that accommodate progressively higher densities. Commercial districts range from B-1 (Neighborhood Business) to B-2 (Community Business) and BMX (Business Mixed Use). Industrial zones I-1 and I-2 serve light and heavy industrial uses respectively.
ADU Regulations
The City and County of Honolulu allows accessory dwelling units, locally known as ohana units, on residentially zoned lots. Units are limited to 800 square feet, must meet the same setback requirements as the principal dwelling, and require at least one off-street parking space. The property owner must occupy either the main dwelling or the ADU. Permits are processed through the DPP, and applications typically take 60 to 120 days depending on complexity and compliance with existing regulations.
Development Process
Development permits in Honolulu are processed through the Department of Planning and Permitting. Projects may require a building permit, grading permit, Special Management Area (SMA) permit for coastal properties, and environmental review. Major projects may also require an Environmental Impact Statement under Hawaii Revised Statutes Chapter 343. The city's development plan system provides area-specific guidance through regional plans covering areas like the Primary Urban Center, Ewa, North Shore, and Koolau Loa.
Regulatory Layers That Apply in Honolulu
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — Hawaii
- Building Code: Hawaii State Building Code (2018 IBC)
- State ADU Override: Yes (Act 39 (SB 3202, 2024) — signed May 28, 2024 — requires Hawaii counties to adopt or amend ordinances allowing at least two ADUs on all residentially zoned lots, no later than December 31, 2026.)
County — Honolulu County
- Role: The City & County of Honolulu is a consolidated city-county government that handles all planning, permitting, and zoning.
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 3,500 sq ft
- Max Height
- 25–30 ft, subject to height-setback provisions
- Front Setback
- 10 ft
- Side Setback
- 5 ft base
- Rear Setback
- 5 ft base
- Min Lot
- 5,000 sq ft
- Max Height
- 25–30 ft, subject to height-setback provisions
- Front Setback
- 10 ft
- Side Setback
- 5 ft base
- Rear Setback
- 5 ft base
- Min Lot
- 7,500 sq ft
- Max Height
- 25–30 ft, subject to height-setback provisions
- Front Setback
- 10 ft
- Side Setback
- 5 ft base
- Rear Setback
- 5 ft base
- Min Lot
- 10,000 sq ft
- Max Height
- 25–30 ft, subject to height-setback provisions
- Front Setback
- 10 ft
- Side Setback
- 5 ft base
- Rear Setback
- 5 ft base
- Min Lot
- 20,000 sq ft
- Max Height
- 25–30 ft, subject to height-setback provisions
- Front Setback
- 10 ft
- Side Setback
- 5 ft base
- Rear Setback
- 5 ft base
ADU Rules in Honolulu
- Max Size
- Current DPP guidance: up to 400 sq ft on qualifying 3,500–4,999 sq ft lots and up to 800 sq ft on larger qualifying lots; verify the exact current threshold and parcel eligibility with DPP
- Rear Setback
- Base residential yard is 5 ft; larger side/rear yards can apply above 0.6 FAR and other ADU/site rules may control
- Side Setback
- Base residential yard is 5 ft; larger side/rear yards can apply above 0.6 FAR and other ADU/site rules may control
- Parking
- Current DPP guidance generally requires an additional parking space, subject to statutory/transit-related exceptions
- Owner Occupancy
- Current Honolulu ADU guidance includes an owner-occupancy requirement; verify current implementation as the county updates local law for Hawaii Act 39
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current Honolulu permit information →Official Sources
City-specific