Explore zoning districts, official map resources, and recent rezoning activity in Hawaii County, HI. ZoneWire monitors council meetings to track every zoning change.
Live records updated through July 16, 2026
Updated with meetings through July 16, 2026.
Common zoning classifications used in this jurisdiction. Exact district names and codes may vary.
Single-family residential; numeric suffix denotes the minimum building site area per lot (e.g. RS-7.5 = 7,500 sq ft, RS-20 = 20,000 sq ft, RS-5a = 5 acres). Chapter 25, Hawaii County Code.
Two-family (duplex) residential; suffix denotes minimum land area per dwelling unit (e.g. RD-3.75 = 3,750 sq ft per unit).
Multi-family residential; suffix denotes required land area per dwelling or rentable unit (e.g. RM-1 = 1,000 sq ft, RM-3 = 3,000 sq ft per unit).
Combined residential and agricultural use; suffix denotes minimum building site area (e.g. RA-.5a = 0.5 acre, RA-2a = 2 acres).
Mixed residential and commercial use; suffix denotes required land area per dwelling, rentable, or commercial unit (e.g. RCX-2 = 2,000 sq ft, RCX-20 = 20,000 sq ft).
Small-scale neighborhood commercial; suffix denotes minimum land area per building site (e.g. CN-7.5 = 7,500 sq ft, CN-40 = 40,000 sq ft).
General commercial uses; suffix denotes minimum land area per building site (e.g. CG-7.5 = 7,500 sq ft, CG-20 = 20,000 sq ft).
Village-scale commercial; suffix denotes minimum land area per building site (e.g. CV-10 = 10,000 sq ft, CV-1a = 1 acre).
Special commercial district for the Downtown Hilo area.
Mixed industrial and commercial use; suffix denotes minimum land area per building site (e.g. MCX-10 = 10,000 sq ft, MCX-1a = 1 acre).
Limited/light industrial uses; suffix denotes minimum land area per building site (e.g. ML-10 = 10,000 sq ft, ML-3a = 3 acres).
General/heavy industrial uses; suffix denotes minimum land area per building site (e.g. MG-10 = 10,000 sq ft, MG-15a = 15 acres).
Agricultural use; suffix denotes minimum building site area (e.g. A-1a = 1 acre, A-20a = 20 acres, A-200a = 200 acres).
Family agricultural use; suffix denotes minimum building site area (e.g. FA-1a = 1 acre, FA-5a = 5 acres).
Resort and hotel use; suffix denotes required land area per dwelling or rentable unit (e.g. V-1 = 1,000 sq ft, V-2a = 2 acres per unit).
Project District for planned, master-designed developments approved under a project district process.
Project district designation for planned agricultural developments.
Open district for parks, open space, and similar low-intensity uses.
Forest Reserve lands.
National Park lands.
University district.
These parcels came up for a zoning decision in Hawaii County in the last 30 days, often before they hit the market. See what changed, how the vote went, and hear the moment it happened. According to ZoneWire's analysis of official public meeting records, each decision below links to its timestamped source.
Hawaii County · Jul 7, 2026
Approved · 8-0Hualalai Road, north side approximately 1,000 feet east of Kuakini Highway, Kienaloli 4th and 5th, North Kona (TMK 7-5-010013)
Zoning change from CV-7.5 to RD-3.75 (3.331 acres), approved by a 8-0 vote on Jul 7, 2026 in Hawaii County.
Your move: Entitlement cleared. The parcel just got more buildable.
Applicant
Unlock who filed this with ProHawaii County · Jul 7, 2026
Approved · 8-0Hualalai Road, north side approximately 1,000 feet east of Kuakini Highway, Kienaloli 4th and 5th, North Kona (TMK 7-5-010013)
Zoning change from RM-2.5 to A-5A (3.227 acres), approved by a 8-0 vote on Jul 7, 2026 in Hawaii County.
Your move: Downzoned. Existing entitlements may now be non-conforming; verify before you transact.
Applicant
Unlock who filed this with ProHawaii County · Jul 2, 2026
Approved · 6-0283 West Puainako Street, Waikea, South Hilo
Zoning change from RS-15 to RS-10, approved by a 6-0 vote on Jul 2, 2026 in Hawaii County.
Your move: Entitlement cleared. The parcel just got more buildable.
Applicant
Unlock who filed this with ProHawaii County · Jul 2, 2026
ContinuedSpecial permit for food vendor / ag training classes on Hawaiian Paradise Park parcel, continued on Jul 2, 2026 in Hawaii County.
Your move: Still pending. Track the next hearing before it's decided.
Hawaii County · Jul 16, 2026
Approved · 5-0Favorable recommendation on Bill 154 - commercial parking lots and garages, approved by a 5-0 vote on Jul 16, 2026 in Hawaii County.
Your move: Entitlement cleared. The parcel just got more buildable.
Hawaii County · Jul 7, 2026
First reading · 8-0Bill 170 - Defining data centers vs. data processing facilities (forwarded to Planning Director and Commissions), advanced on first reading by a 8-0 vote on Jul 7, 2026 in Hawaii County.
Your move: Still pending. Track the next hearing before it's decided.
In Hawaii County, 87% of land-use board decisions were approved over the last 24 months. Commercial / office / retail clear 89%, Single-family homes 89%. ZoneWire analyzed 128 land-use board decisions in Hawaii County over the last 24 months. Here are the most active project types and how often each one clears.
| Project type | Decisions | Approval rate |
|---|---|---|
| Commercial / office / retail | 38 | 89% |
| Single-family homes | 27 | 89% |
| Land use / comp-plan amendment | 15 | 87% |
| Subdivision / plat | 16 | 100% |
| Multifamily / attached housing | 7 | 57% |
These are the denials and deferrals in categories that usually sail through, the deals worth understanding before you commit capital.
Get free county alertsThe official Hawaii County zoning map is maintained by the local planning department. You can access the interactive GIS map at https://gis.hawaiicounty.gov/arcgisportal/apps/webappviewer/index.html?id=9b151ed79941489a8d360f79660c29ac. ZoneWire also tracks rezoning activity discussed in council meetings.
Common zoning districts in Hawaii County include residential (R-1, R-2, R-3), commercial (C-1, C-2), industrial (I-1, I-2), mixed-use (MU), and planned development (PD). Each district has specific permitted uses, setbacks, and density requirements.
ZoneWire reads every council meeting in Hawaii County to detect rezoning discussions, variances, and zoning amendments. Start a free trial to receive alerts when rezoning activity is detected.
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.
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