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DPP reports limited uptake so far of Ordinance 25‑2 changes for B‑zone residential and ADU/Ohana rules

Honolulu City Zoning and Planning Committee · November 21, 2025

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Summary

DPP told the committee that although Ordinance 25‑2 (effective Jan. 3 and Sept. 30, 2025 phases) allows residential uses in B1/B2 districts and expands ADU/Ohana allowances (including one ADU plus one Ohana per lot and increased ADU size limits), the department has not yet received building‑permit applications to use the new options.

At an informational briefing on Nov. 20, the Department of Planning and Permitting updated the committee on Ordinance 25‑2's land‑use changes intended to increase housing supply.

Key points DPP presented:

- Residential uses are now allowed by‑right in B1 and B2 business districts either when the ground floor provides commercial uses or when a minimum commercial floor area is present; thresholds vary by lot size (for lots <=3 acres a 0.2 FAR commercial requirement was cited; for larger lots specific square‑foot thresholds apply).

- ADU and Ohana changes: up to one accessory dwelling unit (ADU) and one Ohana unit may be allowed on the same zoning lot if standards are met; ADU size maxima increased (lots <=4,999 sq ft: 400→500 sq ft; lots >5,000 sq ft: 800→1,000 sq ft); Ohana units no longer must be physically attached but occupants must be related to the primary dwelling occupants.

DPP said the B1/B2 residential provision has been in effect since Jan. 3, 2025, and the ADU/Ohana provisions went into effect Sept. 30, 2025; as of the briefing the department has not received building‑permit applications using these new allowances and offered to provide further outreach and explanatory tables to assist potential applicants. Committee members raised taxation and implementation questions (e.g., how commercial tax classification could discourage the new option) and asked DPP to revisit the topic after a period of uptake.

Next steps: DPP offered to provide more outreach and a follow‑up report on uptake; council members suggested hosting forums for builders and stakeholders.