Kailua Zoning & Land Use Guide
Key Zoning Facts
Kailua Zoning Overview
Kailua is a census-designated place on the windward coast of Oahu, known for its beach town character, turquoise waters, and residential neighborhoods nestled between the Koolau Range and Kailua Bay. As an unincorporated community within the City and County of Honolulu, zoning is managed by the Honolulu Department of Planning and Permitting. The Kailua Neighborhood Board provides community input on development decisions, though final authority rests with the county government.
Kailua Town has experienced significant commercial revitalization in recent years, with boutique shops, restaurants, and mixed-use development transforming the town center. However, residential neighborhoods remain largely single-family in character, and community sentiment generally favors preserving the area's low-density, small-town feel. The Kailua Beach area is subject to Special Management Area regulations and shoreline setback requirements due to its coastal location and environmental sensitivity.
Key Zoning Districts
Kailua is predominantly zoned R-5 for single-family residential use, with R-10 zoning in some areas near the Enchanted Lake neighborhood. The Kailua Town Center area includes B-1 and B-2 commercial zoning, and limited A-1 apartment zoning exists along major corridors. Preservation zoning protects wetland areas including Kawainui Marsh, one of the largest remaining wetlands in Hawaii.
ADU Regulations
Kailua follows the City and County of Honolulu ohana unit regulations, allowing accessory dwellings up to 800 square feet on qualifying residential lots. The windward side of Oahu has seen strong interest in ADU construction due to high housing costs. Property owners should verify flood zone status, as some low-lying areas near Kawainui Marsh and the beachfront are in FEMA-designated flood zones.
Development Process
Building permits are issued by the Honolulu Department of Planning and Permitting. Coastal properties may require Special Management Area permits. The Koolau Poko Sustainable Communities Plan guides long-term development policy for the area, emphasizing protection of the community's residential character and natural resources.
Regulatory Layers That Apply in Kailua
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
- 40 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Kailua
- 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 Kailua are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Kailua permit fees →