Lihue building department

On Kauaʻi, every building permit needs a matching zoning permit from the Planning Department. The Public Works Building Division will not approve the building permit until Planning has issued that zoning clearance. Planning’s Regulatory Permit Division runs this process. It applies the Comprehensive Zoning Ordinance, the Subdivision Ordinance, community and General Plan policies, the Special Management Area (SMA) rules, the shoreline setback rules, and HRS Chapter 205. Planning reviews building height, setbacks, lot coverage, use, design, and parking.

The office is at 4444 Rice Street, Suite A473, in Līhuʻe. It is open Monday through Friday, 8:00 a.m. to 4:00 p.m., and the email is [email protected].

Zoning permit classes

Planning issues Class I, II, III, and IV Zoning Permits, along with Use Permits, Variance Permits, Special Permits, and SMA permits. For a typical single-family house, the County’s guidance says the building permit plus a zoning permit application is usually enough. Planning can issue that administratively, usually alongside the building permit. More intensive uses may need a public hearing and Planning Commission approval. Planning says every application requires consultation with staff, and some need forms that are not posted online.

Standard Zoning Permit Application (June 18, 2026 form)

Class I, II, and III zoning permits use the standard application. It is filed online through the County’s Connect portal. The PDF version of the form is only for Class III and IV permits. The form asks you to declare:

• whether any structure on the property is 50 or more years old
• whether the work is after-the-fact
• whether there are known burials on the site
• whether the project disturbs ground
• whether it converts a single-family dwelling into two units

Plot plans must be drawn to scale, with the TMK on every sheet. Fees are paid by cash or check made out to “Director of Finance.” Approvals usually carry the standard condition that the zoning permit expires if no building permit is issued within one year, or if construction does not start within one year of issuance.

Filing fees for Class III/IV and other land use permits

These fees are from the General Submittal Requirements, updated May 20, 2026. All are non-refundable and payable to “County of Kauai, Director of Finance.”

Application	Filing fee
Class III Zoning Permit	$200
Class IV Zoning Permit	$800
Use Permit, Project Development Use Permit, or Variance	$300 each
Special Permit	$150
SMA Assessment Application	$50
SMA Minor Permit	$300
SMA Use Permit	$2,276.46
Shoreline Setback Variance	$300
Zoning Amendment	$300
General Plan Amendment	$600
State Land Use District Boundary Amendment (15 acres or less)	$150

Submit an original plus one copy for a completeness check. Once Planning accepts the application for agency review, it asks for 12 copies of the final application and a digital PDF, as Kauaʻi County Code 8-3.1(f) requires. Class III/IV packages must include:

• a to-scale site plan showing flood zones, setbacks, lot coverage, and any certified shoreline
• conceptual elevations
• a written project report covering water, sewage, and solid waste
• a Ka Paʻakai assessment of Native Hawaiian traditional and customary practices
• Housing Division comments under Ordinance No. 860

Coastal and sea level rise review

Two coastal rule changes took effect in May 2026. The SMA Rules and Regulations were approved April 14, 2026 and took effect May 18, 2026. Ordinance 1187 on shoreline setback and coastal protection was updated May 14, 2026. Planning posts fillable forms for:

• SMA Assessment
• SMA Modification
• SMA Emergency Permit
• Shoreline Setback Determination
• Non-Substantial Improvement Worksheet
• Shoreline Setback Variance

A Sea Level Rise Constraint District (Kauaʻi County Code 8-12.5) also applies to mapped areas. Planning’s online viewer shows whether a proposed structure falls inside the district and how deep it could flood.

ADU, ARU, and guest house clearance

An Additional Dwelling Unit, Additional Rental Unit, or guest house needs a clearance form approved before the Building Division will accept the building permit. You file the clearance in the County’s Connect portal:

1. Create an account.
2. Pick the form.
3. Submit it.

Planning reviews it first and forwards it to the other departments. You get an automated email when review is complete and can track progress by logging back in.

Related Planning programs

Planning also handles subdivisions, condominium property regime (CPR) reviews, transient vacation rental rules, zoning maps, and long-range planning. Building and trade inspections are done by Public Works. Planning staff may also inspect work approved under a zoning permit, before or during construction.