Hawaiʻi County — Chapter 25

HCC §25-1-1 What this zoning code is called

HCC §25-1-2 What this zoning law covers and how it works

HCC §25-1-3 If one part is invalid, the rest still stands

HCC §25-1-4 Who can make rules for this chapter

HCC §25-1-5 Definitions for zoning rules

HCC §25-2-1 Who enforces building and land use rules

HCC §25-2-10 Rights and permits stay with the land, not the owner

HCC §25-2-11 When the county can waive subdivision rules

HCC §25-2-12 Posting a public notice sign on your property

HCC §25-2-2 Permits and licenses must follow zoning rules

HCC §25-2-20 Who can appeal a director's decision and how

HCC §25-2-21 When permit conditions start after an appeal

HCC §25-2-22 How appeal hearings are run and who pays for records

HCC §25-2-23 How the board reviews the director's decision

HCC §25-2-24 Board of appeals must make rules for appeals

HCC §25-2-25 Appealing a board of appeals decision to court

HCC §25-2-3 How applications are checked and accepted

HCC §25-2-30 What counts as breaking this law

HCC §25-2-31 Fines and court process for breaking this law

HCC §25-2-32 When inspectors can enter a property

HCC §25-2-33 Protection for county workers enforcing this law

HCC §25-2-34 County can sue to stop violations

HCC §25-2-35 How the county enforces building rules and fines

HCC §25-2-36 All legal options stay available

HCC §25-2-4 Who must get notice about a land use application

HCC §25-2-40 How the zoning code can be changed

HCC §25-2-41 Who can start a zoning amendment

HCC §25-2-42 How property owners can ask to change a zoning district

HCC §25-2-43 How the council and director propose changes to the zoning law

HCC §25-2-44 Rules for conditions on changing a property's zoning

HCC §25-2-45 Small zoning changes the director can approve

HCC §25-2-46 Rules for roads, water, and sirens when changing zoning

HCC §25-2-5 Rules for publishing public hearing notices

HCC §25-2-50 When exceptions to zoning rules are allowed

HCC §25-2-51 When can a property owner get a variance?

HCC §25-2-52 How to apply for a variance and what to include

HCC §25-2-53 How you get notified about a variance decision

HCC §25-2-54 How the director decides a variance request

HCC §25-2-58 Appealing a variance decision to the board of appeals

HCC §25-2-6 Waiting one year after a denied application

HCC §25-2-60 What use permits are for

HCC §25-2-61 When you need a use permit for certain businesses and facilities

HCC §25-2-62 What to include in a use permit application

HCC §25-2-63 How a use permit gets a public hearing

HCC §25-2-64 How the commission decides on a use permit

HCC §25-2-65 Rules for approving a use permit

HCC §25-2-66 How to appeal a use permit decision

HCC §25-2-67 When and how a use permit can be taken away

HCC §25-2-7 Permits expire if not used within two years

HCC §25-2-70 Why plan approval is required

HCC §25-2-71 When you need plan approval before building or changing use

HCC §25-2-72 What to include when applying for plan approval

HCC §25-2-73 Extra application steps for special district design review

HCC §25-2-74 What to include when applying to build a cell tower

HCC §25-2-75 Extra rules for agricultural tourism plan approval

HCC §25-2-76 How the director decides plan approval applications

HCC §25-2-77 What the county checks before approving a plan

HCC §25-2-78 Build only as your approved plan allows

HCC §25-2-79 Appealing a plan approval decision

HCC §25-2-8 What happens to approvals when zoning changes

HCC §25-2-9 Combining applications and requests for smaller actions

HCC §25-3-1 County zoning district names and automatic changes

HCC §25-3-2 Special zoning districts in the county

HCC §25-3-3 How zoning districts are created and which maps control

HCC §25-3-4 Setting future street and building lines on the zoning map

HCC §25-3-5 Zoning rules apply to all properties in a district

HCC §25-3-6 How to figure out where zoning district lines are

HCC §25-3-7 How streets are classified by nearby zones

HCC §25-3-8 How building lines and future street lines affect your property

HCC §25-4-1 Rules for buildings started before the new code

HCC §25-4-10 Mobile dwellings must meet county building and health codes

HCC §25-4-11 Utility lines, substations, and public buildings allowed in all zones

HCC §25-4-12 Rules for building and maintaining telecommunication towers

HCC §25-4-13 Rules for running a business from your home

HCC §25-4-14 Rules for building on a flag-shaped lot

HCC §25-4-15 Rules for farm tours and visitor activities on farms

HCC §25-4-16 Rules for renting out your home short-term

HCC §25-4-17 Where and how meeting facilities can be used

HCC §25-4-18 Rules for keeping backyard hens in certain zones

HCC §25-4-2 Water and sewer rules for new buildings

HCC §25-4-20 Building height limits and existing taller structures

HCC §25-4-21 Rules for building basements and underground floors

HCC §25-4-22 Which structures can be taller than the height limit

HCC §25-4-23 Height limit for accessory structures

HCC §25-4-3 Allowed uses in each zoning district

HCC §25-4-30 Minimum street frontage rules for building sites

HCC §25-4-31 Minimum lot size and width rules

HCC §25-4-32 Can't shrink a building lot below the minimum size

HCC §25-4-33 Tax sale does not make land a legal building site

HCC §25-4-34 When the county can waive minimum lot size for utilities

HCC §25-4-4 Uses not listed are not allowed

HCC §25-4-40 Rules for keeping yards and open space clear

HCC §25-4-41 Rules for odd-shaped building lots

HCC §25-4-42 Rules for corner lots: side yards and sight lines

HCC §25-4-43 Rules for fences and accessory structures on your property

HCC §25-4-44 How far building parts can stick out into yards

HCC §25-4-45 Porte-cochere can extend into front yard

HCC §25-4-46 How far pools can extend into yards

HCC §25-4-47 Minimum gap between buildings on one property

HCC §25-4-48 Limits on keeping honeybee hives on small lots

HCC §25-4-5 Other permits count as allowed uses

HCC §25-4-50 Why parking and loading rules exist

HCC §25-4-51 How many parking spaces different uses need

HCC §25-4-52 How to count parking spaces for buildings

HCC §25-4-53 Minimum sizes for parking spaces

HCC §25-4-54 Electric vehicle parking and charging rules for public places

HCC §25-4-55 Parking rules for people with disabilities

HCC §25-4-56 Off-street loading space requirements by building size and use

HCC §25-4-57 How to count required loading spaces

HCC §25-4-58 Sizes for required loading spaces

HCC §25-4-59 Landscaping and screening rules for parking lots and loading areas

HCC §25-4-6 What can and cannot be placed on streets

HCC §25-4-60 Fixing or adding to a nonconforming building

HCC §25-4-61 When old uses of land and buildings can continue

HCC §25-4-62 Losing the right to continue a nonconforming use

HCC §25-4-63 When a nonconforming building is badly damaged

HCC §25-4-64 Keeping up a building that has a nonconforming use

HCC §25-4-65 When damaged buildings can be rebuilt despite zoning rules

HCC §25-4-66 How to apply to fix a small building position mistake

HCC §25-4-67 How the director reviews your application

HCC §25-4-68 When the county must approve a small building position mistake

HCC §25-4-69 Approval for small building position mistakes

HCC §25-4-7 Rules for running a bed and breakfast in Hawaii County

HCC §25-4-70 Tell buyers about small building position differences

HCC §25-4-71 Appealing a minor structure position decision

HCC §25-4-8 Rules for temporary real estate offices and model homes

HCC §25-4-9 Rules for building a guest house

HCC §25-5-1 What the single-family residential zone is for

HCC §25-5-100 What the neighborhood commercial district is for

HCC §25-5-101 How neighborhood commercial districts are labeled

HCC §25-5-102 What uses are allowed in the CN district

HCC §25-5-103 Building height limit in the CN district

HCC §25-5-104 Minimum lot size for commercial neighborhood zone

HCC §25-5-105 Minimum average width for building sites in CN district

HCC §25-5-106 Yard size rules for commercial neighborhood zones

HCC §25-5-107 Landscaping rules for front, side, and rear yards in the CN district

HCC §25-5-108 Rules for building in the CN district

HCC §25-5-110 Rules for creating general commercial districts

HCC §25-5-111 How commercial districts are labeled

HCC §25-5-112 What businesses and homes are allowed in the CG district

HCC §25-5-113 Building height limits in the commercial general district

HCC §25-5-114 Minimum lot size for commercial general district

HCC §25-5-115 Minimum width for building sites in the CG district

HCC §25-5-116 Yard size rules for commercial buildings

HCC §25-5-117 Landscaping rules for front, side, and rear yards in the CG district

HCC §25-5-118 Plan approval and exceptions for commercial general district

HCC §25-5-120 What the Village Commercial District Is For

HCC §25-5-121 How village commercial districts are labeled

HCC §25-5-122 What uses are allowed in the CV district

HCC §25-5-123 Maximum building height in the CV district

HCC §25-5-124 Minimum lot size in the CV district

HCC §25-5-125 Minimum average width for building sites in CV district

HCC §25-5-126 Minimum yard sizes in the CV district

HCC §25-5-127 Landscaping rules for front, side, and rear yards in the CV district

HCC §25-5-128 Plan approval and exceptions for the CV district

HCC §25-5-130 What the MCX mixed-use district is for

HCC §25-5-131 How MCX districts are labeled

HCC §25-5-132 What uses are allowed in the MCX district

HCC §25-5-133 Maximum building height in the MCX district

HCC §25-5-134 Minimum lot size for MCX district

HCC §25-5-135 Minimum average width for building sites in MCX district

HCC §25-5-136 Minimum yard sizes for MCX district properties

HCC §25-5-137 Landscaping rules for front and side yards in MCX district

HCC §25-5-138 Getting approval for new buildings in the MCX district

HCC §25-5-140 What the ML industrial district is for

HCC §25-5-141 How limited industrial zones are labeled

HCC §25-5-142 Allowed businesses and activities in the ML district

HCC §25-5-143 Maximum building height in the ML district

HCC §25-5-144 Minimum lot size for building in ML district

HCC §25-5-145 Minimum average width for building sites

HCC §25-5-146 Yard size rules for the ML district

HCC §25-5-147 Landscaping and approval rules for ML district properties

HCC §25-5-150 What the general industrial zone is for

HCC §25-5-151 How industrial zones are labeled

HCC §25-5-152 What businesses and activities are allowed in the MG district

HCC §25-5-153 Building height limits in the MG district

HCC §25-5-154 Minimum lot size in the MG district

HCC §25-5-155 Minimum average width for building sites in MG district

HCC §25-5-156 Minimum yard sizes for MG district properties

HCC §25-5-157 Landscaping, walls, and permits for MG district properties

HCC §25-5-160 What the Open District Is For

HCC §25-5-161 How open districts are labeled

HCC §25-5-162 Allowed uses in the O district

HCC §25-5-163 No height limit in the O district unless a permit says otherwise

HCC §25-5-164 No minimum lot size in O district unless required

HCC §25-5-165 No minimum width for building sites in O district

HCC §25-5-166 No minimum yard sizes in the O district

HCC §25-5-167 Plan approval needed for new buildings and additions

HCC §25-5-2 How single-family residential zones are marked on the map

HCC §25-5-20 What the double-family residential zone is for

HCC §25-5-21 How double-family residential zones are marked and how much land each home needs

HCC §25-5-22 What uses are allowed in the RD district

HCC §25-5-23 Maximum building height in the RD district

HCC §25-5-24 Minimum lot size for RD district homes

HCC §25-5-25 Minimum average width for building sites in RD district

HCC §25-5-26 Yard size rules for RD district homes

HCC §25-5-27 Rules for building multiple homes on one lot in the RD district

HCC §25-5-3 What uses are allowed in the RS district

HCC §25-5-30 What the RM residential zone is for

HCC §25-5-31 How RM districts are labeled and how dense they can be

HCC §25-5-32 What uses are allowed in the RM district

HCC §25-5-33 Building height limits in residential zones

HCC §25-5-34 Minimum lot size for RM district

HCC §25-5-35 Minimum average width for building sites in RM district

HCC §25-5-36 Minimum yard sizes for RM district buildings

HCC §25-5-37 Landscaping rules for RM district building sites

HCC §25-5-38 Rules for multiple buildings in residential mixed-use zones

HCC §25-5-4 Maximum building height in RS district

HCC §25-5-40 What this zone is for and who it applies to

HCC §25-5-41 How RCX mixed-use zones are labeled and how dense they can be

HCC §25-5-42 What uses are allowed in the RCX district

HCC §25-5-43 Maximum building height in the RCX district

HCC §25-5-44 Minimum lot size for RCX district

HCC §25-5-45 Minimum average width for building sites in RCX district

HCC §25-5-46 Yard size rules for RCX district buildings

HCC §25-5-47 Landscaping rules for RCX district properties

HCC §25-5-48 Rules for mixing homes and businesses in RCX zones

HCC §25-5-49 Rules for multiple buildings in the RCX district

HCC §25-5-5 Minimum lot size for RS district homes

HCC §25-5-50 What the RA district is for and where it applies

HCC §25-5-51 How residential and agricultural districts are marked on the zoning map

HCC §25-5-52 What uses are allowed in the RA district

HCC §25-5-53 Maximum building height in RA district

HCC §25-5-54 Minimum lot size in the RA district

HCC §25-5-55 Minimum average width for building sites in RA district

HCC §25-5-56 Minimum yard sizes for RA district properties

HCC §25-5-57 Special rules for small lots and farm buildings in RA district

HCC §25-5-6 Minimum average width for building sites in RS district

HCC §25-5-60 What the Family Agricultural District Is For

HCC §25-5-61 How family agricultural districts are marked on the zoning map

HCC §25-5-62 What you can do on land zoned for farming

HCC §25-5-63 Building height limits in FA districts

HCC §25-5-64 Minimum lot size for farming areas

HCC §25-5-65 Minimum average width for building sites in FA district

HCC §25-5-66 Minimum yard sizes for agricultural district properties

HCC §25-5-67 Rules for building and farming in agricultural districts

HCC §25-5-7 Minimum yard sizes for RS district homes

HCC §25-5-70 What the agricultural district is for

HCC §25-5-71 How agricultural districts are marked on the zoning map

HCC §25-5-72 What uses are allowed in the agricultural district

HCC §25-5-73 Building height limits in the A district

HCC §25-5-74 Minimum land size for building in the A district

HCC §25-5-75 Minimum average width for building sites in the A district

HCC §25-5-76 Minimum yard sizes for agricultural district properties

HCC §25-5-77 Rules for building homes on small agricultural lots

HCC §25-5-8 Rules for extra homes and guest houses in RS districts

HCC §25-5-80 What the intensive agricultural district is for

HCC §25-5-81 How intensive agricultural districts are labeled

HCC §25-5-82 What uses are allowed in the IA district

HCC §25-5-83 Building height limits in the IA district

HCC §25-5-84 Minimum lot size for the IA district

HCC §25-5-85 Minimum average width for building sites in the IA district

HCC §25-5-86 Minimum yard sizes for industrial agricultural areas

HCC §25-5-87 Rules for building homes on farms in the IA district

HCC §25-5-90 What the resort-hotel zone is for

HCC §25-5-91 How resort-hotel zones are marked and how dense they can be

HCC §25-5-92 What uses are allowed in the V district

HCC §25-5-93 Building height limits in the V district

HCC §25-5-94 Minimum lot size for the V district

HCC §25-5-95 Minimum average width for building sites in the V district

HCC §25-5-96 Minimum yard sizes for V district properties

HCC §25-5-97 Landscaping requirements for village district properties

HCC §25-5-98 Rules for multiple buildings and plan approval in the V district

HCC §25-6-1 Why planned unit development exists

HCC §25-6-10 Rules for getting a Planned Unit Development permit

HCC §25-6-11 When buildings can be taller than usual

HCC §25-6-12 No extra permits needed for approved PUD uses

HCC §25-6-13 How a PUD permit affects other zoning rules

HCC §25-6-14 How to change or extend a PUD permit

HCC §25-6-15 Appealing a commission decision to court

HCC §25-6-2 Minimum land size for a planned unit development

HCC §25-6-20 Why cluster housing plans are allowed

HCC §25-6-21 Minimum land size for a C.P.D.

HCC §25-6-22 How to apply for a C.P.D. permit

HCC §25-6-23 How to count the most building lots allowed

HCC §25-6-24 Minimum lot size in C.P.D.

HCC §25-6-25 Approval needed for common land in a C.P.D.

HCC §25-6-26 Appealing a zoning decision to the board

HCC §25-6-3 What to include in a P.U.D. permit application

HCC §25-6-30 Required utilities for accessory dwelling units

HCC §25-6-31 Where accessory dwelling units are allowed

HCC §25-6-32 Where accessory dwelling units are not allowed

HCC §25-6-33 How to designate an existing home as an accessory dwelling unit

HCC §25-6-34 Size and height limits for accessory dwelling units

HCC §25-6-35 Yard rules for accessory dwelling units and building as a duplex

HCC §25-6-36 How many accessory dwelling units are allowed per property

HCC §25-6-37 Parking rules for accessory dwelling units

HCC §25-6-38 Rules for renting out an accessory dwelling unit

HCC §25-6-39 New rules cannot stop accessory dwelling units

HCC §25-6-4 Notice and hearing schedule for PUD applications

HCC §25-6-40 What a project district is for and who it applies to

HCC §25-6-41 When a project district can be created

HCC §25-6-42 Minimum land size for a project district

HCC §25-6-43 Allowed uses in a project district

HCC §25-6-44 How to apply for a project district

HCC §25-6-45 Conditions the county can place on a project district

HCC §25-6-46 How site plans get reviewed and approved

HCC §25-6-47 Rules for approving site plans in a project district

HCC §25-6-48 Build only as the approved site plan says

HCC §25-6-49 How to change a project district's rules

HCC §25-6-5 How to apply for a PUD permit when the use is not allowed in the zone

HCC §25-6-50 Agricultural Project District: Purpose and How It Applies

HCC §25-6-51 When an agricultural project district can be created

HCC §25-6-52 Minimum land area for an agricultural project district

HCC §25-6-53 Allowed uses and density in agricultural project districts

HCC §25-6-54 How to apply for an agricultural project district

HCC §25-6-55 Rules the council must include in an agricultural project district

HCC §25-6-56 How site plans get reviewed and approved

HCC §25-6-57 Rules for reviewing agricultural project site plans

HCC §25-6-58 Build according to approved site plans

HCC §25-6-59 How to change an agricultural project district's rules

HCC §25-6-6 How the commission decides on PUD permit applications

HCC §25-6-60 What scenic corridors are and how they work

HCC §25-6-61 Rules for creating a scenic corridor

HCC §25-6-62 Which rules apply in a scenic corridor

HCC §25-6-63 How a scenic corridor gets started and approved

HCC §25-6-64 How community groups can support scenic corridors

HCC §25-6-65 Rules the county can add for land next to scenic corridors

HCC §25-6-66 How permits must follow scenic corridor rules

HCC §25-6-7 Extra design review steps for PUD applications in special districts

HCC §25-7-1 Kailua Village Design Commission's purpose and area boundaries

HCC §25-7-2 Who serves on the design commission and how long they serve

HCC §25-7-20 What the downtown Hilo commercial zone is for and where it applies

HCC §25-7-21 How the downtown Hilo commercial district is marked

HCC §25-7-22 Allowed uses in the CDH district

HCC §25-7-23 Height limit

HCC §25-7-24 Minimum lot size in the CDH district

HCC §25-7-25 Minimum average width for building sites

HCC §25-7-26 No minimum yard sizes unless the plan requires them

HCC §25-7-27 Building and parking rules for the CDH district

HCC §25-7-3 Design commission must set its own rules

HCC §25-7-30 What the University District is for and where it applies

HCC §25-7-31 How University districts are labeled

HCC §25-7-32 What can be built or run on university land

HCC §25-7-33 Maximum building height in the UNV district

HCC §25-7-34 Minimum lot size for UNV district and leased lots

HCC §25-7-35 Minimum average width for building sites

HCC §25-7-36 Minimum yard sizes for UNV district properties

HCC §25-7-37 Approval and rules for building in the UNV district

HCC §25-7-4 Kailua Village design commission's review duties

HCC §25-7-40 What the Pahoa Village Design District is for and where it applies

HCC §25-7-41 Rules for design guidelines in the Pāhoa Village District

HCC §25-7-42 Pahoa design review committee: purpose and how it works

HCC §25-7-5 Review and update of Kailua Village boundaries

HCC §25-7-50 What the downtown Pahoa commercial district is for and where it applies

HCC §25-7-51 How the downtown Pāhoa commercial district is labeled

HCC §25-7-52 Allowed uses in the DPC district

HCC §25-7-53 Height limit in the DPC district

HCC §25-7-54 Minimum lot size for DPC district

HCC §25-7-55 Minimum width required for building sites

HCC §25-7-56 No minimum yard sizes unless the plan says otherwise

HCC §25-7-57 When you need plan approval in the DPC district

HCC §25-7-58 Which areas can apply for the DPC zoning district

HCC §25-7-59 How to elect a DPC zone change

HCC §25-8-1 Zoning maps are part of the law

HCC §25-8-13 Map of the Puako-Anaehoomalu zoning area

HCC §25-8-14 Official map for Waikoloa Village zone

HCC §25-8-15 Hāmākua district zone map location

HCC §25-8-16 Map of homestead areas in Hāmākua district

HCC §25-8-17 Official map for the Haina-Honoka'a-Kukuihaele area

HCC §25-8-18 Map for the Paauilo-Kukaiau area

HCC §25-8-19 Official map for North Hilo zoning

HCC §25-8-2 North and South Kona districts zone map

HCC §25-8-20 Ō‘ōkala zone map

HCC §25-8-21 Map of the Laupāhoehoe-Nīnole zone

HCC §25-8-22 Official zoning map for the Puna district

HCC §25-8-23 Where to find the Volcano-Mt. View zone map

HCC §25-8-24 Kurtistown zoning map location

HCC §25-8-25 Keaau zone map location

HCC §25-8-26 Official map of Pāhoa zoning areas

HCC §25-8-27 Map of the Kalapana-Kaimū zone

HCC §25-8-28 Ka‘ū district zone map

HCC §25-8-29 Official map for the Pāhala Village zone

HCC §25-8-3 Official North Kona zone map

HCC §25-8-30 Official map of Nā‘ālehu zoning districts

HCC §25-8-31 Official map for the Wai'ohinu area

HCC §25-8-32 Official zoning map for South Hilo outside Hilo and nearby areas

HCC §25-8-33 Where to find the official City of Hilo zone map

HCC §25-8-34 Official map for the Papaikou-Onomea zone

HCC §25-8-35 Pepe‘ekeō zone map location

HCC §25-8-36 Map of zoning rules for Hakalau and Honomu areas

HCC §25-8-4 Official South Kona zone map

HCC §25-8-5 Kailua urban zone map and its adoption

HCC §25-8-6 Official map of the Kailua-Honalo urban zone