Hilo Zoning & Land Use Guide
Key Zoning Facts
Hilo Zoning Overview
Hilo is the county seat of Hawaii County and the largest settlement on the Big Island. Unlike Oahu communities that fall under the City and County of Honolulu, Hilo is governed by the County of Hawaii, which administers its own zoning code and permitting process through the County of Hawaii Planning Department. Hilo sits on the windward coast of the Big Island and is characterized by a lush, rainy climate that shapes both its development patterns and its natural hazard profile, including exposure to tsunamis, volcanic activity from nearby Kilauea and Mauna Loa, and frequent flooding.
The town's zoning reflects its role as a regional center providing government, commercial, and educational services to the eastern half of the Big Island. Downtown Hilo retains a compact, walkable character with historic commercial buildings, while residential neighborhoods spread along the coast and into the surrounding hillsides. Large areas adjacent to the town remain in agricultural or conservation zoning, reflecting the state Land Use Commission's district boundaries and Hawaii County's commitment to preserving farmland and open space.
Key Zoning Districts
Hilo's zoning includes RS (Residential Single-Family) districts with lot sizes from 7,500 to 20,000 square feet, RM (Residential Multiple) districts for multi-family housing, CG (General Commercial) and CV (Village Commercial) districts, and industrial zones near the harbor and airport. The SMA (Special Management Area) overlay applies to coastal properties.
ADU Regulations
Hawaii County allows accessory dwelling units on residentially zoned lots in Hilo, subject to size and setback requirements. The county's ADU regulations are separate from those in Honolulu and reflect local conditions. Owner-occupancy is required, and the accessory unit must remain subordinate to the primary dwelling in size. Applicants should verify flood zone and tsunami evacuation zone requirements, as these may affect building eligibility.
Development Process
Building permits in Hilo are issued by the County of Hawaii Department of Public Works, with zoning clearance from the Planning Department. Projects in the coastal Special Management Area require SMA permits. Lava zone designations (Hilo sits in Lava Zone 3) are considered in development review, and properties in tsunami evacuation zones face additional restrictions on residential construction.
Regulatory Layers That Apply in Hilo
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 — Hawaii County
- Role: Property records, tax assessment, zoning and land use regulation
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
- 15,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- 10,000 sq ft
- Max Height
- 35 ft
- Front Setback
- 15 ft
- Side Setback
- 10 ft
- Rear Setback
- 15 ft
- Min Lot
- None
- Max Height
- 60 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Hilo
- Max Size
- 800 sq ft
- Max Height
- 25 ft
- Rear Setback
- 10 ft
- Side Setback
- 5 ft
- Parking
- 1 off-street space required
- Owner Occupancy
- Required
- Permit Timeline
- 60-120 days
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for Hilo are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Hilo permit fees →