What are the base residential setbacks in Honolulu?

For single-unit, two-unit, and duplex-unit dwellings in R-3.5, R-5, R-7.5, R-10, and R-20, current LUO Table 21-3.2 uses a 10 ft front yard and 5 ft side and rear yards. Other uses and FAR/height provisions can require more.

What is the residential height limit in Honolulu?

The current residential framework uses a 25–30 ft height range. Portions above 15 ft are also subject to side and rear height-setback planes, so the usable envelope is not a simple flat 25-ft cap.

Can higher FAR increase Honolulu side and rear yards?

Yes. DPP guidance applies larger side and rear yards for higher-FAR residential development; calculate FAR and check the current LUO before fixing the building envelope.

Are ADUs and ʻohana dwellings the same use?

No. Honolulu's Land Use Ordinance regulates ADUs and ʻohana dwellings as distinct categories. Apply the rules for the actual proposed use.

Honolulu Setbacks & Height Limits — Residential Zones

Fact-checked against the City and County of Honolulu Land Use Ordinance and current DPP guidance on September 22, 2026.

The City and County of Honolulu's Land Use Ordinance (LUO), Chapter 21, applies across Oʻahu. The previous page materially overstated setbacks in several residential districts.

Current Residential District Standards

Current Table 21-3.2 covers R-3.5, R-5, R-7.5, R-10, and R-20.

For ordinary dwellings, the base standards are:

Standard	R-3.5	R-5	R-7.5	R-10	R-20
Minimum lot area — one-family detached	3,500 sq ft	5,000 sq ft	7,500 sq ft	10,000 sq ft	20,000 sq ft
Front yard	10 ft	10 ft	10 ft	10 ft	10 ft
Side yard	5 ft	5 ft	5 ft	5 ft	5 ft
Rear yard	5 ft	5 ft	5 ft	5 ft	5 ft
Maximum building area	50% of zoning lot	50%	50%	50%	50%
Base residential height range	25–30 ft, subject to the district-specific height provisions

The previous page listed, for example, 15-ft front in R-5 and R-7.5, 15/10/10 in R-10, and 20/10/10 in R-20. Those values do not match the current base dwelling-yard row in Table 21-3.2.

FAR Above 0.6 Triggers Larger Side and Rear Yards

Honolulu DPP's current FAQ explains that the ordinary 5-ft side/rear yard is not the end of the analysis.

Where a dwelling exceeds 0.6 FAR:

in R-3.5, side and rear yards must be at least 8 ft;
in R-5, R-7.5, R-10, and R-20, side and rear yards must be at least 11 ft.

The City's FAQ also states that residential floor area cannot exceed the applicable FAR limit and gives 0.7 as the upper example for the current dwelling framework.

Height Is a Range, Not One Universal 25-Foot Cap

Table 21-3.2 lists residential maximum height as 25–30 ft, with the exact result controlled by the applicable district section and height-setback provisions.

The previous page's blanket statement that all R-3.5 through R-20 property is capped at 25 ft was therefore too broad.

Duplex Lots Use Separate Rules

Table 21-3.2 contains separate minimum lot area and width standards for:

one-family detached dwellings;
two-family detached dwellings;
duplexes.

For a duplex, the side yard can be zero along the common property line, while other portions remain subject to the stated yard requirements.

Do not apply the one-family lot-size row automatically to a duplex proposal.

ADUs and ʻOhana Dwellings Are Distinct Uses

The previous page described an ADU as “known locally as an ohana unit.” Honolulu's LUO treats ADUs and ʻohana dwellings as separate regulatory categories.

Current LUO §21-5.720 governs ADUs, while §21-8.20 addresses ʻohana dwellings. Check the correct use type before applying size, occupancy, parking, or placement rules.

See the Honolulu ADU rules page for ADU-specific guidance.

Special Districts and Coastal Controls

Waikīkī, Diamond Head, Hawaiʻi Capital, Punchbowl, Thomas Square, airport-height areas, Special Management Areas, shoreline setbacks, and other special regulations can modify the base LUO standards.

How to Check a Property

Confirm the exact zoning district in Honolulu's land information system.
Use current Table 21-3.2 for the base residential district.
Calculate FAR before deciding whether the larger side/rear-yard rule applies.
Check the district-specific height provisions and height setbacks.
Distinguish ADUs from ʻohana dwellings.
Check special district, airport, SMA, shoreline, and other overlays.
Confirm parcel-specific questions with DPP.

Official Sources

This guide is informational only. Current Chapter 21, FAR, special districts, coastal rules, and parcel-specific conditions control.