Kauai County, HI Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Height cap
- 50 feet, waivable for compatible sloped roofs
- Facade rule
- Blank façades along Rice Street prohibited
- Roof pitch
- Minimum 3:12 pitch, earth-tone colors required
- Enforcing agency
- Kaua'i Planning Department, Planning Director
- Misdemeanor fine
- Up to $2,000 per day, § 8-3.5
- Civil fine
- Up to $10,000 plus $10,000 per day
Summary
Kaua'i County Code § 10-5A.7 creates the Rice Street Neighborhood Design District (SPA-D), an overlay covering downtown Līhu'e that layers design standards onto the Comprehensive Zoning Ordinance. New buildings on Rice Street cap out at fifty feet, blank street-facing façades are banned, and the Planning Director can waive height for compatible sloped roofs. The overlay supersedes conflicting Chapter 8 and Chapter 10 rules for anything built or expanded within its boundaries.
The following exceptions, modifications and additions to the provisions of Chapter 8 and Chapter 10 of the Kaua'i County Code shall apply to development within SPA-D, also known as the "Rice Street Neighborhood Design District." ... Building heights for new structures shall not exceed fifty (50) feet from finished grade to the highest point of the roof. The Director may waive the building height requirement to allow additional height for sloping roofs if it is determined that the overall height will enhance the streetscape. ... Blank façades along Rice Street are not permitted. Use of awnings, arcades, large articulated windows, porches, balconies, decks, outdoor seating, and other elements to promote the use of the street front, provide places for social interaction, and give buildings a strong street presence should be considered.
Full Breakdown
The district covers Rice Street and adjoining lots in the heart of Līhu'e town, and it supplements rather than replaces the underlying zoning: uses permitted or requiring a permit under the base district still apply unless SPA-D specifically changes them. Front-yard build-to lines vary by block, ranging from zero feet along the north side of Halenani Street to a ten-foot easement on the south side, and the Director can waive a build-to line where the swap adds landscaping or outdoor seating. Roofs must be pitched at least 3:12 (false-front buildings excepted), finished in earth tones, and may not mix more than one roofing material without a Director exemption for energy equipment.
Large façades over sixty-four feet wide must be broken into distinct volumes so no single wall reads as one flat plane. Reflective siding is barred outside solar panels, and utility lines serving new development must run underground. Historic buildings inside the district get relief from the setback, build-to and entrance-placement rules so their original street-facing character can be kept. Any new construction, renovation exceeding half the building's replacement cost, or change of a nonconforming use inside the boundary triggers full design review by the Planning Department before a zoning permit issues.
Violations & Fines
Kaua'i County Code § 8-3.5 makes any violation of Chapter 8, which includes the SPA-D design standards, a misdemeanor punishable by a fine of up to $2,000, with a new offense accruing for each day the violation continues. The Planning Director can also issue a civil order requiring correction, with civil fines up to $10,000 plus $10,000 per day the violation persists, and may record a lien on the property if fines and corrections remain outstanding after 90 days.
Frequently Asked Questions
Does the Rice Street design district replace Līhu'e's regular zoning?
How tall can a new building be on Rice Street?
What happens if a project violates the design district rules?
Sources & Official References
Other rules in Kauai County
Compare Kauai County to another location·View the Hawaii zoning overlays & bonuses overview
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