Kaneohe Zoning & Land Use Guide
Key Zoning Facts
Kaneohe Zoning Overview
Kaneohe is a census-designated place on the windward coast of Oahu, situated at the base of the Koolau Range along Kaneohe Bay. The community serves as the commercial and residential center of windward Oahu, anchored by Windward Mall and the historic Kaneohe town core. As part of the City and County of Honolulu, zoning and permitting are administered by the Honolulu Department of Planning and Permitting. Marine Corps Base Hawaii (formerly MCBH Kaneohe Bay) occupies the Mokapu Peninsula at the northern end of the community.
Kaneohe's geography creates a distinctive development pattern, with residential neighborhoods extending along valleys that radiate from the Koolau Range toward the bay. The community faces flood risk from mountain stream runoff, and several areas are within FEMA-designated flood zones. Kaneohe Bay itself is an ecologically sensitive area protected by state and federal regulations, and development near the shoreline is subject to Special Management Area review.
Key Zoning Districts
Kaneohe is primarily zoned R-5 for single-family residential use, with apartment districts (A-1 and A-2) concentrated near Windward Mall and along Kamehameha Highway. B-1 and B-2 commercial zones serve the town center and highway corridor. Preservation zoning protects significant portions of the mountainous backdrop and coastal areas.
ADU Regulations
Kaneohe follows the City and County of Honolulu ohana unit regulations. ADUs up to 800 square feet are permitted on qualifying residential lots. Due to flood zone considerations in some low-lying areas, property owners should verify FEMA flood zone designations before planning an ADU, as flood zone requirements may affect building design and elevation.
Development Process
Building permits are processed by the Honolulu Department of Planning and Permitting. Properties near Kaneohe Bay require SMA permits for significant development. Stream setback requirements apply to properties near waterways, and grading permits may be required for hillside construction. The Koolau Poko Sustainable Communities Plan provides policy guidance for the area.
Regulatory Layers That Apply in Kaneohe
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
- 10 ft
ADU Rules in Kaneohe
- 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 Kaneohe are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check Kaneohe permit fees →