Haw. Rev. Stat. § 46-4
Zoning in all counties shall be accomplished within the framework of a long-range, comprehensive general plan prepared or being prepared to guide the overall future development of the county. Zoning shall be one of the tools available to the county to put the general plan into effect in an orderly manner. Zoning in the counties of Hawaii, Maui, and Kauai means the establishment of districts of such number, shape, and area, and the adoption of regulations for each district to carry out the purposes of this section. In establishing or regulating the districts, full consideration shall be given to all available data as to soil classification and physical use capabilities of the land to allow and encourage the most beneficial use of the land consonant with good zoning practices. The zoning power granted in this section shall be exercised by ordinance, which may relate to:
The council of any county shall prescribe rules, regulations, and administrative procedures and provide personnel it finds necessary to enforce this section and any ordinance enacted in accordance with this section. The ordinances may be enforced by appropriate fines and penalties, civil or criminal, or by court order at the suit of the county or the owner or owners of real estate directly affected by the ordinances.
Any civil fine or penalty provided by ordinance under this section may be imposed by the district court, or by the zoning agency after an opportunity for a hearing pursuant to chapter 91. The proceeding shall not be a prerequisite for any injunctive relief ordered by the circuit court.
Nothing in this section shall invalidate any zoning ordinance or regulation adopted by any county or other agency of government pursuant to the statutes in effect before July 1, 1957.
The powers granted in this section shall be liberally construed in favor of the county exercising them, and in a manner that promotes the orderly development of each county or city and county in accordance with a long-range, comprehensive general plan to ensure the greatest benefit for the State as a whole. This section shall not be construed to limit or repeal any powers of any county to achieve these ends through zoning and building regulations, except insofar as forest and water reserve zones are concerned and as provided in subsections (c) , (d), (g), and section 46-NEW.
The powers granted in this section shall be liberally construed in favor of the county exercising them, and in a manner that promotes the orderly development of each county or city and county in accordance with a long-range, comprehensive general plan to ensure the greatest benefit for the State as a whole. This section shall not be construed to limit or repeal any powers of any county to achieve these ends through zoning and building regulations, except insofar as forest and water reserve zones are concerned and as provided in subsections (c) and (d).
Neither this section nor any ordinance enacted pursuant to this section shall prohibit the continued lawful use of any building or premises for any trade, industrial, residential, agricultural, or other purpose for which the building or premises is used at the time this section or the ordinance takes effect; provided that a zoning ordinance may provide for elimination of nonconforming uses as the uses are discontinued, or for the amortization or phasing out of nonconforming uses or signs over a reasonable period of time in commercial, industrial, resort, and apartment zoned areas only. In no event shall the amortization or phasing out of nonconforming uses apply to any existing building or premises used for residential (single-family or duplex) or agricultural uses; provided that uses that include the furnishing or offering of transient accommodations shall not be considered residential or agricultural uses and may be phased out or amortized in any zoning district by county zoning regulations; provided further that a zoning ordinance may provide that transient accommodations may be furnished to a transient for a period of less than one hundred eighty consecutive days. Nothing in this section shall affect or impair the powers and duties of the director of transportation as set forth in chapter 262.
For purposes of this subsection, "transient accommodations" has the same meaning as defined in section 237D-1. "Transient accommodations" includes uses that require the payment of transient accommodations taxes.
Neither this subsection, any permit issued in accordance with this subsection, or structures developed pursuant to this subsection shall create any vested rights for any applicant, permit holder, or land owner.
HRS § 46-4
Rules of Court
Appeal to circuit court, see HRCP rule 72.
Attorney General Opinions
Counties have the power to prescribe lot sizes within an agricultural district established by the state land use commission. Att. Gen. Op. 62-33.
Preempts conflicting county fire and building codes. Att. Gen. Op. 84-7.
Immunity of state land from county planning and zoning laws extends to private nonprofit lessee undertaking park project in public interest. Att. Gen. Op. 86-3.
Law Journals and Reviews
Kaiser Hawaii Kai Development Company v. City and County of Honolulu: Zoning by Initiative in Hawaii. 12 UH L. Rev. 181.
Honolulu's Ohana Zoning Law: To Ohana or Not to Ohana. 13 UH L. Rev. 505.
The Lum Court, Land Use, and the Environment: A Survey of Hawaii Case Law 1983 to 1991. 14 UH L. Rev. 119.
The Manoa Valley Special District Ordinance: Community-Based Planning in the Post-Lucas Era. 19 UH L. Rev. 449.
Water Regulation, Land Use and the Environment. 30 UH L. Rev. 49.
Maui's Residential Workforce Housing Policy: Finding the Boundaries of Inclusionary Zoning. 30 UH L. Rev. 447.
Where county officials assured developer that developer's plans met zoning requirements and developer expended substantial sum in reliance, the city was estopped from denying developer a building permit under a subsequently enacted ordinance. 60 H. 446, 592 P.2d 26. Section does not relate to a city's executive, legislative and administrative structure and organization; zoning by initiative is impermissible. 70 H. 480, 777 P.2d 244. Public utilities commission has the authority to regulate the height of utility poles.72 Haw. 285,814 P.2d 398. As state water code expressly reserves the counties' authority with respect to land use planning and policy, water resource management commission allegedly imposing a "directive" on the counties to designate priorities among proposed uses did not usurp counties' land use planning and zoning authority. 94 H. 97, 9 P.3d 409. Rezoning is a legislative function; a zoning ordinance is a legislative act and is subject to the deference given legislative acts. 102 H. 465, 78 P.3d 1. Where department of planning and permitting director's mixed finding of fact and conclusion of law that a change in nonconforming use was permitted under the land use ordinance was not supported by the record, the appeals court erred when it concluded that the director's ruling "was reasonably based on the evidence before the director and constituted a reasonable application of the applicable zoning ordinance and the department's previous interpretation of that ordinance". 121 H. 16, 211 P.3d 74. Grandfather protections afforded a property owner under this section and land use ordinance intended to prohibit new zoning ordinances from interfering with an owner's lawful uses of a building or premises under an existing zoning ordinance. 86 H. 343 (App.), 949 P.2d 183. "Lawful use" and "previously lawful", as used in this section and land use ordinance, respectively, refer to compliance with previous zoning laws, not the building codes or other legal requirements that may be applicable to the construction or operation of a structure.86 Haw. 343 (App.),949 P.2d 183.
Zoning within land use districts, see §§ 205-5, 6. See also county charters.