Variance Decisions in Hawaii County

A variance is an authorized departure from the strict requirements of a zoning ordinance. Rather than changing the underlying zoning classification (which is what rezoning does), a variance allows a property owner to deviate from specific rules - like setback distances, building height limits, lot coverage ratios, or parking requirements - while keeping the same zoning designation. ZoneWire tracks variance activity across Hawaii County, HI public meetings.

ZoneWire monitors Hawaii County, HI planning and council meetings, transcribes them, and flags variance activity. As of the latest update we have analyzed 11 meetings and detected 16 variance mentions.

Tracking variance in Hawaii County surfaces zoning and development signals early, so developers, investors, and brokers can evaluate parcels and approvals before they reach the broader market.

Zoning on the Big Island is governed by Chapter 25 of the Hawaii County Code, known as the Zoning Code. It defines the permitted land uses within the State Land Use Urban and Agricultural classifications and spells out requirements such as permitted uses, minimum building site area, minimum yards (setbacks), and building height limits for each zoning district. The Zoning Code is administered by the Hawaii County Planning Department.

Article 5 of Chapter 25 contains the zoning district regulations, organized into categories such as single-family residential (RS) districts and agricultural districts, among others. The number attached to a district generally reflects the minimum building site area required, for example RS-10 requires a 10,000 square foot minimum building site, and the agricultural A-1a district requires a minimum of one acre. Each district sets its own permitted uses, minimum yards, and height limits, so property owners should review Chapter 25 for the rules that apply to their specific district.

Hawaii County has two planning commissions, the Windward Planning Commission and the Leeward Planning Commission, whose members are appointed from within the judicial districts they represent. These commissions advise the Mayor, County Council, and Planning Director on land-use matters and hold public hearings on applications such as zoning amendments, use permits, and variances. The public may view live-streamed and recorded hearings on YouTube and provide oral testimony in person or via Zoom.

In addition to county zoning, all land in Hawaii is placed into one of four State Land Use districts under Hawaii Revised Statutes Chapter 205: urban, rural, agricultural, and conservation. These state districts are administered by the state Land Use Commission. Hawaii County's Chapter 25 Zoning Code applies within the State Land Use Urban and Agricultural classifications, so a parcel's use is shaped by both its state land use district and its county zoning district.

Yes. Any activity that meets the definition of development under Hawaii Revised Statutes Section 205A-22 within the Special Management Area (SMA) requires an SMA Use Permit, either Minor or Major, reviewed by the Hawaii County Planning Department. SMA permits ensure development complies with Coastal Zone Management objectives and policies. Projects that need a structure closer to the shoreline than normally allowed may also require a shoreline setback variance, which is decided by the planning commissions under the Planning Department's rules.

Yes. ZoneWire Free sends New Meeting Alerts for Hawaii County at no cost, with the agenda for each meeting. ZoneWire Pro adds full transcripts, zoning and development analysis, and keyword alerts for $129 per market per month.