East Honolulu Zoning & Land Use Guide
Key Zoning Facts
East Honolulu Zoning Overview
East Honolulu is a census-designated place on the southeastern coast of Oahu, encompassing the neighborhoods of Hawaii Kai, Aina Haina, Niu Valley, and Kuliouou. As an unincorporated area within the City and County of Honolulu, zoning and land use are governed by the Honolulu Department of Planning and Permitting under the Land Use Ordinance (Revised Ordinances of Honolulu, Chapter 21). The area is predominantly residential, characterized by single-family homes on larger lots with views of the Koolau Range and Maunalua Bay.
East Honolulu's development pattern was largely shaped by the Hawaii Kai master-planned community developed in the 1960s and 1970s. Most neighborhoods fall within the R-5 and R-10 residential zoning districts, with commercial activity concentrated in the Hawaii Kai Towne Center area and along Kalanianaole Highway. The area's proximity to Hanauma Bay and other natural resources means that many properties fall within the Special Management Area, requiring additional coastal zone permits for significant development.
Due to its established residential character and geographic constraints between the mountains and the ocean, new large-scale development in East Honolulu is limited. Most development activity involves renovations, additions, and accessory dwelling units on existing residential lots.
Key Zoning Districts
East Honolulu is primarily zoned R-10 (larger single-family lots of 10,000 square feet) and R-5 (standard lots of 5,000 square feet). The Hawaii Kai Towne Center and Koko Marina areas include B-1 and B-2 commercial designations. A small number of A-1 apartment-zoned properties exist near major intersections along Kalanianaole Highway.
ADU Regulations
East Honolulu follows the City and County of Honolulu's ADU (ohana unit) regulations. Property owners on residentially zoned lots may build an accessory dwelling unit up to 800 square feet, with standard setback compliance and one off-street parking space. Owner occupancy of either the main dwelling or ADU is required. Permits are processed through the Honolulu DPP with a typical timeline of 60 to 120 days.
Development Process
All development permits are handled by the City and County of Honolulu's Department of Planning and Permitting. Projects in the Special Management Area near the coast require an SMA permit in addition to standard building permits. The East Honolulu Sustainable Communities Plan provides policy guidance for development in the area, emphasizing preservation of the existing residential character and protection of natural resources.
Regulatory Layers That Apply in East Honolulu
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA Flood Zones: Applicable
- View FEMA Flood Map
County — Honolulu County
- Role: Zoning is managed by the City & County of Honolulu Department of Planning and Permitting.
City / Municipal
The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.
Overlay Districts
No overlay districts identified.
Private Restrictions
- HOA / CC&Rs common: Yes
- Check HOA CC&Rs for additional restrictions.
Primary Zoning Districts
- Min Lot
- 10,000 sq ft
- Max Height
- 25 ft
- Front Setback
- 15 ft
- Side Setback
- 10 ft
- Rear Setback
- 10 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 25 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft
- Rear Setback
- 5 ft
- Min Lot
- 3,500 sq ft
- Max Height
- 40 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in East Honolulu
- Max Size
- 800 sq ft
- Max Height
- 25 ft
- Rear Setback
- 5 ft
- Side Setback
- 5 ft
- Parking
- 1 off-street space required
- Owner Occupancy
- Required on either the primary or accessory dwelling
- Permit Timeline
- 60–120 days
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for East Honolulu are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check East Honolulu permit fees →