ROH Chapter 21

I-1 Limited Industrial

Honolulu's light industrial district for manufacturing, warehousing, contractor yards, and logistics uses. I-1 allows 90% lot coverage and a 45-ft height limit — extremely high coverage relative to other districts. Residential use is generally not permitted except for incidental caretaker units.

Common locations: Mapunapuna, Kalihi Industrial Area, Sand Island, Halawa, and waterfront industrial parcels along the Honolulu Harbor corridor.

Development standards

Standard	Requirement
Minimum lot area	5,000 sf
Front yard	0 ft min
Rear yard	5 ft min
Interior side yard	0 ft min
Street-side yard	0 ft min
Max lot coverage	90%
Max building height	45 ft
FAR limit	None

Residential use is restricted in I-1 — live-work or caretaker units require a conditional use permit. Noise, odor, and vibration standards apply. Loading and truck maneuvering areas must comply with DPP requirements. Environmental review may apply for certain industrial uses.

Source: ROH §21-3.70 (I-1 limited industrial district standards)

Sample calculation

Lot area20,000 sf

Max coverage (90%)18,000 sf

Warehouse + office, 15,000 sf footprint15,000 / 20,000 = 75% — PASS

Height of 2-story warehouse28 ft — PASS under 45 ft

Common DPP plan-check violations

1Residential use attempted as primary use without conditional use permit

2Loading dock or truck maneuvering area not shown on site plan

3Setback required where I-1 abuts a residential or apartment zone — commonly missed at parcel edges

4Hazardous materials storage without required separation distances from property lines

Key exceptions and reliefs

—Caretaker or watchman dwelling may be permitted as an accessory use — verify with current ROH text

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Enter your lot dimensions and proposed footprint — instant lot coverage, envelope, and FAR check for I-1.

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Upload your drawings for a full citation-anchored compliance report covering I-1 zoning + IBC in ~30 min.

← All zoning districts

Development standards are based on ROH Chapter 21 as of May 2026. Verify all values against the current DPP-adopted code before relying on them. Overlay districts (SMA, flood zone, historic), special area requirements, and neighborhood-specific provisions may impose additional standards not reflected here.