Honolulu County, HI Zoning Overlays & Bonuses: Density Bonus Law (2026)
Key Facts
- Open space bonus
- 5 extra sq ft of floor area per sq ft of open space
- Arcade bonus
- 3 extra sq ft of floor area per sq ft of arcade
- Applies in
- B-2 community business district only
- Bonus cap
- Capped at the FAR in Table 21-3.4
- Bonus excludes
- Required yards do not count toward the bonus
Summary
In Honolulu's B-2 community business district, ROH § 21-3.110-1(c)(5) lets developers build more floor area than the base zoning allows by dedicating land to public open space or covered arcades, at a rate of 5 extra square feet of floor area per square foot of open space and 3 extra square feet per square foot of arcade, capped by the district's maximum floor area ratio.
(5) Open space bonus. Within the B-2 district: (A) For each square foot of public open space provided, 5 square feet of floor area may be added, exclusive of required yards; (B) For each square foot of arcade area provided, 3 square feet of floor area may be added, exclusive of required yards; and (C) Maximum density with open space bonuses cannot exceed the FAR as provided under Table 21-3.4.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: 2026 S-10: Supplement 10, 12-2025 Ordinance No. 25-40 through Ordinance No. 25-56).
Full Breakdown
110-1(c)(5) layers an open space bonus on top of that base. For every square foot of public open space a B-2 project provides, exclusive of required yards, the project may add 5 square feet of floor area beyond what the base standards allow. For every square foot of arcade area provided, again exclusive of required yards, the project may add 3 square feet of floor area. 4 for the B-2 district, so the bonus can push a project up to that ceiling but not past it.
110(c), for community-wide business establishments serving several neighborhoods with a wider range of uses than the smaller B-1 neighborhood business district, typically applied along major streets and in centrally located urban and urban-fringe areas. The open space and arcade bonuses sit alongside other B-2-specific standards in the same section, including a height setback rule requiring an extra foot of setback for every 10 feet a structure rises above 40 feet, and a transitional height setback where a B-2 lot adjoins a residential, A-1, AMX-1, A-2, A-3, AMX-2, AMX-3, or resort district.
Violations & Fines
Building beyond the base floor area without qualifying open space or arcade area, or exceeding the FAR cap in Table 21-3.4 even with the bonus applied, is a Land Use Ordinance violation enforceable under § 21-2.150-1 and § 21-2.150-2: DPP can pursue criminal prosecution with fines up to $1,000 for a first offense, or issue a notice of order carrying civil fines and requiring the excess floor area to be corrected.
Frequently Asked Questions
How much extra floor area can I build with Honolulu's B-2 open space bonus?
Is there a limit to how much extra density I can earn?
Does the open space bonus apply outside the B-2 district?
Sources & Official References
Other rules in Honolulu County
Compare Honolulu County to another location·View the Hawaii zoning overlays & bonuses overview
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