Hawaii's zoning codes determine what can be built on any given parcel — how dense, how tall, how close to the lot lines, and whether a second unit is allowed. There are four counties with four separate zoning ordinances, but the logic follows a common pattern. Here is a practical guide to the designations that appear most in Hawaii property searches.
Zoning in Hawaii operates at two levels: State land use and County zoning.
The Hawaii Land Use Commission (LUC) classifies all land statewide into four broad categories: Urban, Rural, Agricultural, and Conservation. County zoning can only operate within the Urban or Rural LUC designations — which is why you cannot simply subdivide agricultural land for residential development without first petitioning the LUC for a reclassification.
Within the Urban district, each county has its own detailed zoning ordinance with residential, commercial, industrial, and mixed-use sub-zones. The codes below apply primarily within the Urban designation.
Honolulu's Land Use Ordinance (LUO) Chapter 21 governs Oahu zoning. The most common residential zones:
| Zone | Min lot size | Max height | Notes |
|---|---|---|---|
| R-3.5 | 3,500 sf | 25 ft | Core urban residential. Most of Honolulu's single-family neighborhoods. Allows ADUs on lots over 3,500 sf. |
| R-5 | 5,000 sf | 25 ft | Moderate-density single-family. Common in established residential subdivisions on Oahu's north and east shores. |
| R-7.5 | 7,500 sf | 25 ft | Lower-density residential. Hillside and suburban areas. Larger lot minimum limits infill density. |
| R-10 | 10,000 sf | 25 ft | Primarily in rural-transitional areas. Often borders Agricultural zones. |
| R-20 | 20,000 sf | 25 ft | Half-acre minimum. Estate residential and some rural conservation buffers. |
Honolulu's apartment zones allow multi-family and high-density residential:
| Zone | Max FAR | Max height | Notes |
|---|---|---|---|
| A-1 (Low-density apt) | 1.2 | 45 ft | Duplexes, triplexes, and small apartment buildings. Common transition zone between single-family and commercial. |
| A-2 (Medium-density apt) | 2.2 | 65 ft | Mid-rise apartment buildings. Much of Waikiki's edge and urban Honolulu. Condominiums predominate. |
| A-3 (High-density apt) | 3.5 | 100 ft / per plan | Kakaako and high-rise corridors. Usually subject to a community development plan that overlays additional rules. |
Hawaii's agricultural zoning is among the most restrictive in the US. The state Agricultural LUC designation is designed to protect farmland from conversion. Within Agricultural zones, county codes further define what is allowed:
| Zone | Typical min acreage | Dwelling allowed? | Notes |
|---|---|---|---|
| AG-1 (Restricted ag) | 25 acres (Hawaii Co.) / varies | One farm dwelling per parcel | Highest-value agricultural land. Strict limits on non-farm uses. Common in Kona coffee and North Shore taro areas. |
| AG-2 (General ag) | 2 acres (Honolulu) / varies | One farm dwelling per parcel | More flexible. Some counties allow farm worker housing and limited commercial ag uses. Popular with gentlemen farmers and rural residential buyers. |
A "farm dwelling" in Hawaii must be on a parcel used for agriculture. The owner must be able to demonstrate active agricultural use — crops, livestock, or commercial farming activity. Some counties require annual farm plans. Using an AG-zoned parcel purely as a residential estate without farming activity is a zoning violation, though enforcement varies significantly by county and parcel size.
While the logic is similar, each county has different code numbers and thresholds:
Accessory Dwelling Units (ADUs) have been a major policy issue across Hawaii's counties. As of 2025:
County GIS portals list zoning by TMK, but you must know the TMK first and navigate each county's map viewer separately. ʻĀina Atlas shows the zoning code for any parcel in the detail panel alongside the county zoning rules for that specific designation — minimum lot size, FAR, maximum height, and setback requirements — with one tap.
ʻĀina Atlas shows zoning designation, applicable rules, ADU eligibility, and assessed value for any Hawaii parcel. No GIS experience needed.
Open the mapSee also: TMK Lookup Guide · Flood Zones Explained · What is an Ahupuaʻa?