Kailua-Kona Zoning & Land Use Guide
Key Zoning Facts
Kailua-Kona Zoning Overview
Kailua-Kona is the commercial and tourism center of the west coast of Hawaii Island (the Big Island), known for its sunny climate, historic Kailua Village, and proximity to world-class resorts along the Kohala Coast. As a census-designated place within Hawaii County, zoning is managed by the County of Hawaii Planning Department from its West Hawaii office. The town's dual role as a local service center and tourism hub creates unique zoning challenges in balancing visitor-serving commercial uses with residential community needs.
The Kailua-Kona area has experienced significant growth since the 1970s, expanding from the historic waterfront village upslope along Queen Kaahumanu Highway and Mamalahoa Highway. The volcanic landscape means that infrastructure must often traverse lava fields, and much of the surrounding land consists of lava flows of varying ages. Development must account for lava zone designations, with Kailua-Kona sitting primarily in Lava Zone 3, indicating moderate volcanic hazard.
Key Zoning Districts
Kailua-Kona features RS (Residential Single-Family) zones with lot sizes of 7,500 to 20,000 square feet, RM (Residential Multiple) zones for condominiums, CV (Village Commercial) and CG (General Commercial) zones in the town center, and resort-zoned parcels along the coast. Agricultural zoning covers much of the mauka area where coffee farms operate.
ADU Regulations
Hawaii County allows accessory dwelling units on residentially zoned lots in Kailua-Kona. ADUs may not be used as short-term vacation rentals unless the property holds a valid vacation rental permit. The county's ADU requirements include owner-occupancy and size limitations. Properties on volcanic lava substrates may face higher construction costs for foundations and utilities.
Development Process
Building permits are processed through the Hawaii County Department of Public Works, with zoning clearance from the Planning Department. Coastal properties require SMA permits. The Kona Community Development Plan provides policy guidance for the area, addressing growth management, infrastructure, and the balance between tourism and residential land uses.
Regulatory Layers That Apply in Kailua-Kona
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: Zoning, land use regulation, building permits, property records
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
- 35 ft
- Front Setback
- 25 ft
- Side Setback
- 10 ft
- Rear Setback
- 20 ft
- Min Lot
- 7,500 sq ft
- Max Height
- 45 ft
- Front Setback
- 15 ft
- Side Setback
- 10 ft
- Rear Setback
- 15 ft
- Min Lot
- None
- Max Height
- 45 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 10 ft
ADU Rules in Kailua-Kona
- 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 Kailua-Kona are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Kailua-Kona permit fees →