Department of Planning and Permitting

A Major SMA Permit (also know as an SMA Use Permit) is required for “development” (as defined in Revised Ordinances of Honolulu Chapter 25) within the SMA that has a total valuation of more than $500,000, or that may have substantial adverse or cumulative impacts. For information about what the SMA is and whether a property is within the SMA, visit our Coastal Area Permits page.

As explained below while preparing a Major SMA Permit, please use our fillable PDF. The below is a summarized version of instructions.  There is a checklist to confirm that the application is complete. 

Any change to a Major SMA Permit that does not have a significant effect on coastal resources may be processed as a Minor Modification.

Do I need a Special Management Area Permit?

An SMA permit is required for “development,” which includes any construction, grading, or change in the intensity of the use of land, with certain exceptions. Generally, those exemptions include:

• Construction or reconstruction of up to 2 dwellings with less than 7,500 square feet of floor area that are not situated on a shoreline lot, not within flood zones V or VE, and not susceptible to 0.5 feet of sea level rise as shown on the Hawaii Sea Level Rise Viewer;
• Additions of minor accessory structures (up to 300 square feet) to existing dwellings;
• Relocating a dwelling unit to an area less susceptible to coastal hazards;
• Repair, maintenance, or interior alterations;
• Demolition (unless at a historic site); and
• Agricultural uses.

Still not sure?

If you aren’t sure whether an SMA permit is required, you can submit an SMA Permit Determination request form under Coastal Permits in HNL Build.

How do I apply for a Major SMA Permit?

1. Environmental Review

Hawaii Revised Statutes (HRS) Chapter 343:  If the Project requires environmental disclosure documentation under HRS Chapter 343, a complete application for an SMA Major Permit must contain documentation that the potential environmental impacts associated have been evaluated and publicly disclosed in accordance with the regulations and guidelines published by the Office of Planning and Sustainable Development, Environmental Review Program.  Documentation may include an HRS Chapter 343 Exemption Notice, published a Final Environmental Assessment (EA) and Finding of No Significant Impact, or a published Final Environmental Impact Statement (EIS) and Notice of Acceptance from the accepting authority.  This documentation should be uploaded into the “Environmental Documentation” tab on HNL Build.

• If the DPP is going to be the accepting authority for an action that is exempt under Hawaii Administrative Rules § 11-200.1-15, and an exemption notice is requested, this should be specified in the SMA Major Permit Application.
• If the DPP is going to be the accepting agency for an EA or EIS, please note a fee is required, outlined in ROH §26-1.12 and/or ROH § 25-5.4 (to be determined based upon if and what type of other land use permits may be required for the proposed action).
• When the DPP is the Accepting Authority for an EA or EIS, the document must be prepared per the DPP’s EA Instructions or the DPP’s EIS Instructions.

Note:  If the project involves a prior EA or EIS upon which an exemption from the requirements of HRS Chapter 343 was based, and the Applicant does not anticipate that a supplemental assessment is necessary, then the Applicant must provide its written justifications explaining how the project has not substantially changed in size, scope, intensity, use, location, timing, or other means; or, if it has substantially changed, then how the change(s) do not involve significant effects.

2. Notify and Present

Before applying:

• Your project must be presented to the neighborhood board of the district in which the project is located. If no neighborhood board exists, the project must be presented to an appropriate community association.
• A notice of your neighborhood board or community association presentation must be submitted to all adjoining property owners. A copy of the notice and proof that the written notice was distributed to adjoining property owners is required. Proof may be provided via a signed, notarized affidavit from you confirming a written notice of your presentation was distributed to the adjoining property owners.

3. Apply

Application Contents 

Several documents must be uploaded before review can proceed.  Upload all necessary files separately under the appropriate category on HNL Build.

Complete the Fillable SMA Major Permit Application Form: In lieu of other Written Statement documents, complete this form to provide a written explanation detailing all proposed activities and development, describe the existing conditions, evaluate the project’s compliance with the objectives, policies, and guidelines outlined in ROH § 25-3.1, and provide an analysis of the project’s consistency with the permit review guidelines outlined in ROH § 25-4.1.  The Exhibits should be submitted as pdfs. Do not put the exhibits inside the fillable SMA Major Permit Application Form pdf.

Note that some sensitive issue areas require site-specific technical support studies, outreach to responsible agencies, and/or literature reviews in order to adequately evaluate the proposals consistency with ROH §§ 25-3.1 and 25-4.1.

Neighborhood Board Presentation Documentation:  To prove the Neighborhood Board requirements have been satisfied, the permit application must include a signed, notarized affidavit, or similar document, confirming that adjoining property owners were sent written notification of the required neighborhood board presentation.  Notes, minutes, or other documentation from the neighborhood board or community association summarizing the discussion should be included in the application materials.

Drawings/Plans:  The application must include drawings and/or plans showing, at a minimum, the proposed site plan, and elevation drawings showing both proposed structures and the underlying grade and foundation components in relation to the overall site boundaries and site elevation.  Where applicable, include revisions to any plans previously submitted during the EA or EIS review.

For shoreline lots, a site plan must showing the location of the certified shoreline, the shoreline setback line, the 3.2-foot SLR-XA (if applicable), the 1.1-foot, 2.0-foot, and 3.2-foot SLR-XA coastal erosion redline (if applicable) as shown on the Hawaii Sea Level Rise Viewer, and the boundaries of any flood hazard area (if applicable).  If resilience and/or other coastal hazards adaptation measures are proposed as mitigation against coastal hazards impacts, the plans must also include elevation and/or foundation drawings showing the same information.

Note:  See additional drawings/plans requirements on the SMA Major Permit Checklist below.  All scaled plans and drawings must include a graphic (“bar”) scale in addition to or in lieu of a written scale.

Supplemental Information: Submit the following supplemental information, if applicable:

• Documentation of compliance with LUO § 21-9.10, relating to Flood Hazard Districts.
• If the site is a “shoreline lot” as defined in ROH § 26-1.3, provide a copy of the current certified shoreline survey.
• Other information, upon request.

SMA Major Permit Application Checklist:  The Applicant must complete and upload the checklist by marking all items that have been completed and/or included in the SMA Major Permit Application.  For items that are not applicable to the proposed action, indicate “N/A.”

Fees may be paid online in HNL Build in “outstanding fees”.  The review fee must be paid in order to complete the application submission. Alternatively, fees may be paid by check. If paying by check, submit two checks or money orders made out to the City & County of Honolulu for:

• A review fee of $400 (this is a non-refundable fee to review whether the application is complete); and
• A processing fee of $2,400 + $600 per acre or major fraction thereof of the project site, up to a maximum of $30,000 (this is returned if the application is incomplete).

Checks or money orders that are more than 3 months (90 days) old will not be accepted. There is no fee for City agencies.

The fees are doubled when an applicant applies for a permit after being cited for taking action without obtaining necessary approvals.

If paying by check or money order, mail or drop off fee payments to the

Department of Planning and Permitting
650 South King Street, 7th Floor
Honolulu, HI 96813

5. Review

The DPP reviews the application, holds a public hearing, and makes a recommendation to the City Council.

Timeline

• DPP will notify the applicant within 10 working days about the status of the application once received (i.e. application is accepted or determined to be incomplete). DPP will post the project on our Public Input page.
• DPP will schedule a public hearing no less than 21 nor more than 60 calendar days after the acceptance of the application.
• DPP will transmit its findings and recommendation to Honolulu City Council within 45 calendar days of the public hearing.
• The Honolulu City Council will deny or approve the application within 60 calendar days after receiving the findings and recommendation from the DPP.

6. Decision

The Honolulu City Council must deny or approve the application through the passing of a resolution within 60 calendar days of receiving the DPP’s report and recommendation. A copy of the approved resolution is then mailed to the applicant. Resolutions can be tracked on the City Council’s Records Collection website.