Dreaming of a small orchard in Hawi, a workshop on your acre, or a guest unit for visiting family? Before you fall in love with a property, make sure the zoning and permits match your plans. A little due diligence up front can save you time, money, and stress later.
In this guide, you’ll learn how Hawai‘i County zoning and the state land-use system work, what is typically allowed around Hawi and North Kohala, and the steps to confirm a parcel’s approvals. You will also find practical examples and checklists you can use right away. Let’s dive in.
How zoning works on Hawai‘i Island
Zoning here has two layers: state land-use districts and county zoning. You want to check both.
- The State Land Use Commission places all land into Urban, Rural, Agricultural, or Conservation districts. This sets the big-picture use of land. Review a parcel’s district on the Hawai‘i State Land Use Commission site before assuming a plan will work.
- Hawai‘i County applies zoning within those districts. County zoning controls day-to-day questions like allowed uses, lot size, setbacks, accessory units, short-term rentals, and permits. Start with the Hawai‘i County Planning Department to understand maps and processes.
Other agencies may be involved. The County Building Division handles building permits. The Real Property office manages parcel IDs. The State Department of Health regulates onsite wastewater and cesspool conversion. You can find county rules in the Hawai‘i County Code.
Why this matters in Hawi and North Kohala
In and around Hawi, parcels can shift from agricultural to rural or residential within a short drive. Water, wastewater, and access often matter as much as zoning. Near the coast, a Special Management Area can add review. Historic or conservation overlays can also apply. Always confirm utilities and overlays along with base zoning.
Common zones you will see near Hawi
Every parcel is unique. The notes below are general and meant to help you frame questions.
Agricultural (A) zones
- Intended for farming and low-density rural living.
- Often allow one main single-family dwelling per lot, farming, farm buildings, and related accessory uses.
- Commercial activities not tied to the farm may be limited or need permits. Subdivision and changes in intensity can trigger extra review, especially in the State Agricultural district.
Rural or Estate zones
- Designed for lower-density residential living with larger lots.
- Typically allow single-family homes, accessory structures, small-scale agriculture, and home occupations with limits.
- Good fit if you want a quieter setting or a guest unit, but verify any short-term rental plans.
Residential (R) zones
- Traditional neighborhoods with higher density than rural areas.
- Allow single-family and sometimes multi-family dwellings, plus accessory units and home occupations with rules.
- More limits on agricultural or industrial activity.
Business and Industrial zones
- Support retail, services, offices, and light manufacturing.
- If your plan involves customers on site or retail sales, you may need a business zone or a special permit.
Overlay constraints
- Coastal Special Management Areas can require permits.
- Historic, scenic, and conservation overlays can add review.
- Water and wastewater availability can limit development even when zoning allows it.
What often triggers permits or extra review
Single-family dwellings
Most residential, rural, and many agricultural zones allow a home, subject to lot size and setbacks. You will still need building permits and approvals for water and septic. In State Agricultural or Conservation districts, increasing density can require extra review by the state.
Accessory dwelling units
Accessory units are common but regulated. Expect limits on size, parking, and possibly owner occupancy. Check definitions and rules in the Hawai‘i County Code and confirm details with Planning.
Short-term rentals
Short-term rentals are regulated by Hawai‘i County. Some zones allow them with registration, others restrict or prohibit them. Verify your parcel’s zoning and current county rules through the Hawai‘i County Planning Department and the county code before you buy.
Home businesses and workshops
Home occupations are often allowed if they are low impact. Traffic, noise, signage, and hours are usually limited. If you plan to hire employees, welcome customers regularly, use heavy equipment, or create noise or odors, the use may be considered commercial. That can require a different zone or a special permit.
Agriculture and small orchards
Planting and harvesting are usually allowed in agricultural and many rural zones. Once you add processing, packaging, or regular retail, extra permits may apply. Food handling and waste can involve the Department of Health. Water supply and erosion control should be part of your plan.
Access, utilities, and wastewater
Many North Kohala parcels rely on water catchment and septic. Cesspools are being phased out and upgrades may be required for new work. Review the State’s cesspool conversion guidance early so you can budget for compliance.
Three Hawi scenarios and what to expect
Use these to stress-test your plans before you make an offer.
A small commercial orchard with on-site packing
- Verify the county zoning and the state land-use district.
- Confirm if light processing or packaging is an accessory farm use or if it needs a permit.
- Check water availability for irrigation and cleaning, plus wastewater disposal for any processing.
- If customers will visit, review road access, parking, and any signage limits.
- Typical outcome: A small orchard with occasional direct sales is often feasible. A year-round farm stand or larger processing facility usually needs additional approvals.
A woodworking workshop with one employee
- Review home occupation standards in the county code, including noise, traffic, parking, and hours.
- Plan for building permits and any ventilation or fire safety needs.
- Consider waste handling and neighbor impacts.
- Typical outcome: A small, low-impact shop is often possible. A busier operation with customer traffic or heavy equipment can require a business zone or a special permit.
A guest unit for family and occasional vacation rental
- Confirm if an accessory unit is allowed on the lot and the size and parking rules.
- Short-term rental use is regulated separately. Check county STR rules, registration, and taxes.
- Review any HOA or neighborhood rules that apply.
- Typical outcome: A guest unit for family is common. Turning it into a vacation rental is more complex and may be restricted or require registration and inspections.
How to verify zoning step by step
Follow these steps before you write an offer or remove contingencies.
- Identify the parcel. Get the Tax Map Key from the seller or the county assessor.
- Confirm county zoning and overlays. Use the Hawai‘i County GIS parcel and zoning maps to see the zoning and any layers that affect the parcel.
- Check the state land-use district. Verify the district on the Hawai‘i State Land Use Commission maps and note any limits tied to Agricultural or Conservation.
- Read the rules that apply. Look up definitions and permitted uses in the Hawai‘i County Code, including accessory units, home occupations, and transient accommodations.
- Ask Planning early. Contact the Hawai‘i County Planning Department with your parcel info and a short summary of your plans. Ask what is allowed and which permits you may need.
- Confirm building and health requirements. Coordinate with the Building Division on permits and with the Department of Health on septic or cesspool conversion.
- Review title and permit history. Check easements and past permits. Ask the seller for documentation to spot any unpermitted structures.
- Bring in pros for complex projects. A local planner, civil engineer, or land use attorney can help if you plan a subdivision, commercial operation, or state district changes.
Local tips for a smoother Hawi purchase
- Start with the end in mind. Write down your must-haves and nice-to-haves for the property so you can test them against zoning and utilities.
- Walk the parcel with maps in hand. Compare the GIS layers with what you see on the ground, especially for access and drainage.
- Budget for infrastructure. Water catchment, septic, and driveway work often cost more than buyers expect.
- Keep neighbors in mind. Low-impact uses are easier to permit and maintain. Good communication goes a long way in small communities.
Ready to plan your project?
If you want clear next steps for a Hawi or North Kohala property, you are not alone. With experience in land and construction lending, build coordination, and short-term rental operations, I can help you match your plan to the parcel and assemble the right team. Reach out to Noelani Spencer to talk through your goals and create a practical roadmap.
FAQs
What does zoning mean for a Hawi homebuyer?
- It defines what you can build, how you can use the property, and what permits you need, based on both state land-use districts and county zoning.
How do I find a parcel’s zoning in Hawai‘i County?
- Use the county’s GIS parcel and zoning maps with the TMK number, then confirm details with the Planning Department.
Are accessory dwelling units allowed in North Kohala?
- Many lots allow an accessory unit, but size, parking, and occupancy rules apply. Check the Hawai‘i County Code for definitions and limits.
Can I run a vacation rental on my Hawi property?
- Short-term rentals are regulated by zone and may require registration. Verify with the Hawai‘i County Planning Department and the county code before proceeding.
What if a structure on the property lacks permits?
- Unpermitted structures can affect financing and resale. Ask for records and consult the Building Division about options to legalize or correct issues.
Where can I verify cesspool or septic requirements?
- Review the State’s cesspool conversion guidance and confirm wastewater plans with the Department of Health and the County Building Division.
