Setbacks & Height Limits in Honolulu

This guide explains the basic setback and height rules that apply to residential construction in Honolulu. Because the City and County of Honolulu is a consolidated government, these rules apply across the entire island of Oahu — not just the urban core. The numbers below come from the Land Use Ordinance (ROH Chapter 21) and depend on your exact zoning district, special district overlays, and lot geometry, so always confirm with the Department of Planning and Permitting (DPP) before finalizing plans.

What Are Setbacks?

A setback (sometimes called a "yard" in the Honolulu code) is the minimum required distance between a building and a lot line. Setbacks are measured from the property line to the nearest point of the building — typically the exterior wall, though eaves, bay windows, and architectural features have their own projection rules.

Honolulu's Land Use Ordinance specifies front, side, and rear yard requirements separately for each residential district. Corner lots have two "front" yards (one per street frontage), an interior side, and a rear.

Typical Residential Setbacks

Honolulu's residential zones include R-3.5, R-5, R-7.5, R-10, and R-20 (the number refers to the minimum lot size in thousands of square feet). For the most common single-family zones, expect approximately:

These are the base Land Use Ordinance values. Higher-density apartment zones (A-1 through A-3), commercial districts (B-1, B-2, BMX), and the Waikiki Special District each have their own setback schedules.

Height Limits

Maximum building height in Honolulu's single-family residential districts (R-3.5 through R-20) is generally 25 ft, measured from existing grade to the highest point of the roof. Apartment districts A-1, A-2, and A-3 allow progressively greater heights (commonly 40 ft, 60 ft, and 150 ft respectively), and mixed-use districts near the Skyline rail corridor and the Primary Urban Center allow even more.

Height rules get more complicated in:

• Special districts — Waikiki, Hawaii Capital, Diamond Head, Punchbowl, and Thomas Square special districts all cap height more tightly
• Airport height limits — FAA Part 77 surfaces and the Honolulu International Airport zoning overlay can lower the base height limit dramatically
• View corridors — protected mauka-makai (mountain-to-ocean) view planes limit building height in designated areas
• Shoreline / SMA areas — Special Management Area permits impose additional restrictions near the coast

Lot Coverage and FAR

Beyond setbacks and height, two other numbers shape how much you can build:

• Lot coverage — the percentage of the lot covered by buildings. Honolulu residential zones typically allow around 50% lot coverage.
• Floor Area Ratio (FAR) — the ratio of total floor area to lot area. Single-family R zones commonly use a FAR of 0.5 to 0.7; apartment zones use higher FARs tied to density.

For example, a 5,000 sq ft R-5 lot with a 0.5 FAR allows up to 2,500 sq ft of total floor area, regardless of how many stories the building has.

Common Exceptions and Encroachments

The Honolulu Land Use Ordinance allows certain features to project into required yards. Typical allowances include:

• Eaves, gutters, and roof overhangs (limited projection)
• Chimneys and flues
• Uncovered porches, stoops, and steps
• Air conditioning condensers (subject to sound limits)
• Bay windows and architectural features with limited projection

Fences, retaining walls, and accessory structures such as sheds and carports have separate rules — check the LUO accessory structure section.

State ADU Overrides

If your project is an Accessory Dwelling Unit (ADU) — known locally as an ohana unit — Honolulu's ADU ordinance applies instead of the base residential schedule for the accessory structure, with maximum size of 800 sq ft, 25 ft height, and 5 ft rear and side setbacks. Hawaii does not have a statewide ADU preemption law, so the Honolulu Land Use Ordinance controls. See the ADU rules page for details.

How to Look Up Your Specific Requirements

1. Find your zoning district — use the Honolulu Land Information System (HiCentral GIS) at gis.hicentral.com or the DPP zoning map
2. Read the district regulations — your zone section in ROH Chapter 21 lists yards, height, lot coverage, and FAR
3. Check for special districts and overlays — Waikiki, Diamond Head, airport zones, SMA, and view corridors can all modify the base rules
4. Ask DPP staff — the Department of Planning and Permitting offers zoning verification letters and counter appointments before you commit to design

Variances

If your project cannot meet the strict letter of the Land Use Ordinance, you may apply for a variance from the DPP Director — a formal request to deviate from the rules based on hardship specific to your lot. Variances are discretionary and typically require public notice and findings. See the Variance Application Guide for the general process.

Official Sources

See the sources linked in the frontmatter for the Honolulu Land Use Ordinance and the Department of Planning and Permitting. This guide is informational and is not a substitute for direct confirmation from DPP planning staff.