Halawa Zoning & Land Use Guide
Key Zoning Facts
Halawa Zoning Overview
Halawa is a census-designated place in central Oahu situated along the upper reaches of Pearl Harbor, between Aiea and Red Hill. The community includes the Halawa Heights residential neighborhood on the hillside above, as well as lower-lying areas that include the former Aloha Stadium site and adjacent commercial and industrial zones. As part of the City and County of Honolulu, zoning is administered by the Honolulu Department of Planning and Permitting.
Halawa occupies a strategic location at the intersection of H-1, H-3, and H-99 (Moanalua Freeway), making it a significant transportation hub. The community is undergoing transformation with the planned redevelopment of the Aloha Stadium site into a mixed-use development that could significantly change the character of the lower Halawa area. The Halawa Heights residential neighborhood, meanwhile, retains its quiet, hillside residential character with single-family homes offering views of Pearl Harbor and the Koolau Range.
Key Zoning Districts
Halawa's zoning includes R-5 residential in Halawa Heights, A-1 and A-2 apartment districts near Moanalua Road, I-2 industrial in the Halawa Valley industrial area, and planned redevelopment zoning around the Aloha Stadium site. The mix of residential, industrial, and institutional uses creates a diverse land use pattern.
ADU Regulations
Halawa follows the Honolulu ohana unit ordinance. ADUs are permitted on qualifying residential lots in the Halawa Heights area. The hillside terrain may affect construction feasibility and costs, similar to other Oahu hillside communities. Standard size, setback, and owner-occupancy requirements apply.
Development Process
Building permits are processed through the Honolulu Department of Planning and Permitting. The Aloha Stadium redevelopment project may introduce new zoning categories and development standards for the lower Halawa area. Properties near the Halawa Stream may be subject to stream setback and flood zone requirements.
Regulatory Layers That Apply in Halawa
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: Property records, tax assessment, unincorporated area planning
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
- 5,000 sq ft
- Max Height
- 25 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft
- Rear Setback
- 10 ft
- Min Lot
- 5,000 sq ft
- Max Height
- 40 ft
- Front Setback
- 15 ft
- Side Setback
- 10 ft
- Rear Setback
- 10 ft
- Min Lot
- None
- Max Height
- 60 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 0 ft
ADU Rules in Halawa
- 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
- Owner must occupy either the primary or accessory dwelling
- Permit Timeline
- 60-90 days
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Halawa are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Halawa permit fees →