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Navigating the Big Island Zoning Maze: A Guide for Developers and Residents

Posted by benjamen.harper@gmail.com on February 28, 2025

Big Island zoning laws

Big Island zoning lawsImage

Quick Facts

The Big Island’s zoning laws are regulated by the Hawaii County Council.
Zoning is classified into various districts, such as residential, commercial, agricultural, and conservation.
Specific regulations within each district dictate allowable land uses, building heights, setbacks, and more.
Building permits are required before commencing any construction or substantial remodeling.
Variances or special use permits may be granted in specific circumstances for non-conforming uses.
Zoning maps are publicly available and can be accessed online or at the Department of Public Works.
The planning department reviews zoning applications and makes recommendations to the council.
Community input is encouraged during the zoning process through public hearings.
Changes to zoning ordinances require amendments and must undergo public review.
Violations of zoning laws can result in fines and legal action.

Navigating the Big Island Zoning Landscape: A Guide for Potential Homebuyers & Developers

The Big Island of Hawaii, a land of stunning volcanic landscapes, lush rainforests, and pristine beaches, offers an alluring lifestyle. Whether you’re dreaming of a secluded oceanfront retreat or building your own sustainable paradise, the island’s diverse topography and unique ecosystem necessitate understanding its intricate zoning laws.

For first-time homebuyers or developers, Big Island zoning regulations can seem daunting. Don’t fret! HawaiiEliteRealEstate.com is here to guide you through this complex system, empowering you to make informed decisions about your future on the Big Island.

Understanding the Basics

Every piece of land on the Big Island is designated a specific zoning classification. These classifications dictate the permitted uses for the land, influencing everything from residential construction to commercial development and agriculture.

Broadly speaking, Big Island zoning encompasses various categories:

Residential: These zones prioritize housing, ranging from single-family homes to multi-family dwellings and apartment complexes.
Commercial:
Suitable for businesses, these zones might encompass retail spaces, restaurants, offices, and light industrial activities.
Agricultural: Prime for farming and ranching, these zones promote agricultural endeavors and often restrict non-agricultural uses.
Conservation: Dedicated to preserving natural resources and sensitive ecosystems, these zones typically limit development to mitigate environmental impact.
Mixed Use: Combining different zoning purposes, these zones allow for a blend of residential, commercial, and potentially even agricultural uses in a compact area.

Zoning Districts & Their Characteristics

Each zoning category is further divided into specific districts, each with its own set of rules and regulations.
These districts might, for example, differentiate between areas suitable for high-density housing and those intended for low-density, rural living.
Here are some common Big Island zoning districts:

District Name	Typical Uses	Key Characteristics
AR-1 (Agricultural Rural)	Ranching, farming, equestrian facilities	Large lot sizes, limited residential development
RM-1 (Rural Residential)	Single-family homes, small-scale agriculture	Permitted setbacks, building height restrictions
R-1 (Residential)	Single-family homes, townhouses	Lower density than urban areas
R-2 (Medium Density)	Apartments, condominiums, multi-family homes	Higher density than R-1, allows for multi-unit housing

Delving Deeper: Specific Use Permits & Variances

Sometimes, your desired use for a property doesn’t perfectly align with its zoning classification. In these situations, you might need to apply for a Specific Use Permit (SUP) or a Variance.

Specific Use Permits (SUPs): These allow for land uses that deviate from the standard zoning regulations. For example, opening a small bed-and-breakfast in an agriculturally zoned area might require an SUP.
Variances: These grant temporary exceptions to zoning rules, typically granted in cases where strict adherence creates undue hardship. Think of needing a driveway easement beyond a usual setback requirement.

Partnering with a Local Expert

Navigating the complexities of Big Island zoning laws can be a daunting task. Partnering with a knowledgeable local real estate professional like HawaiiEliteRealEstate.com can be invaluable.

We possess in-depth understanding of local zoning codes, permitting processes , and potential challenges. We can help you:

Identify suitable properties based on your desired use and budget.
Determine the necessary permits and variances required for your project.
Guide you through the application process, ensuring compliance with all regulations.
Advocate on your behalf, navigating potential hurdles with local authorities.

Frequently Asked Questions:

What is zoning?

Zoning is a set of rules that dictate how land can be used in different areas. It helps to ensure orderly development, protect property values, and maintain the character of neighborhoods. On the Big Island, zoning is managed by the Hawaii County Planning Department.

How do I find out the zoning for a specific parcel of land?

You can search for zoning information online through the Hawaii County GIS website. You’ll need the parcel number or address to get started.

What are some common zoning designations on the Big Island?

Residential: For single-family homes or multi-family dwellings.
Commercial: For businesses and retail establishments.
Agricultural: For farming, ranching, and other agricultural activities.
Conservation: For protecting natural resources and open space.

Can I build a structure that doesn’t comply with the zoning regulations for my property?

No, building without a permit or violating zoning regulations is illegal. You must apply for a building permit and obtain approval from the Planning Department before making any changes to your property.

What is a Use Permit?

A Use Permit allows a specific land use that is not typically allowed within a particular zoning district. For example, if you want to run a home-based business in a residential area, you may need a Use Permit.

How do I apply for a Use Permit?

You can download the necessary application forms from the Hawaii County Planning Department website. The application process can be complex and require significant documentation, so it’s important to start early and consult with a planning expert if needed.

Where can I get more information about Big Island zoning laws?

Hawaii County Planning Department website: https://www.hawaiicounty.gov/departments/planning
Contact the Hawaii County Planning Department directly.

Resources & Links

For Buyers & Sellers

Please provide me with the specifics of the Big Island zoning laws you’re interested in.
For example, are you focused on:

Specific types of zoning?
(e.g., agricultural, residential, commercial)
New regulations?
(e.g., building height restrictions, density limits)
Impacts on certain areas?
(e.g., coastal zones, mauka/makai designations)
Easements or conservation areas?
(e.g., agricultural land preservation)

Once I have a clearer understanding of the specific zoning laws you’re asking about, I can write a personalized summary of how they impact home buyers and sellers on the Big Island.