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Honolulu County, HI Environmental Rules: Coastal Development (2026)

Heavy Restrictions

Verified 3 weeks ago|Source: Revised Ordinances of Honolulu →

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Key Facts

Authority: ROH Chapter 25
State basis: HRS Chapter 205A
Major permit: Sec. 25-5.3
Minor permit: Sec. 25-5.2
Coverage: All Oahu coastal lands

City-specific rules exist: East Honolulu, Waipahu, Kailua, Ewa Gentry, Kapolei, Mililani Mauka, Kaneohe, Pearl City, Mililani Town, Urban Honolulu, and Honolulu have their own coastal development rules that differ from Honolulu County's county-level regulations. If you live in one of those cities, check the city-specific page instead.

Summary

ROH Chapter 25 implements Hawaii's coastal zone management program for all of Oahu, requiring SMA major or minor permits for development within the Special Management Area boundary that circles the island.

Full Breakdown

ROH Chapter 25 is Honolulu County's local implementation of HRS Chapter 205A. The SMA boundary generally includes coastal lands from the shoreline inland, covering nearly every beachfront parcel on Oahu from Kailua Bay to the North Shore and Waianae Coast. Sec. 25-5.3 governs SMA major permits (for developments over valuation thresholds or with significant impacts), while Sec. 25-5.2 governs minor permits for smaller projects. Shoreline setback variances are reviewed under the chapter's variance standards. Honolulu's Planning Commission and DPP administer the program, with decisions subject to state-level coastal policies.

Violations & Fines

Building in the SMA without required permits can result in orders to halt and restore, civil penalties up to $1,000 per day, and denial of future entitlements under Chapter 25 and HRS 205A enforcement provisions.

Frequently Asked Questions

How do I know if my Oahu property is inside the SMA?

DPP maintains SMA boundary maps. Most coastal parcels on Oahu fall within the SMA, which extends inland from the shoreline to cover lands regulated under HRS 205A.

What projects need an SMA major permit?

Projects over the valuation threshold or that could significantly affect coastal resources need a major permit under Sec. 25-5.3, including many new residential and commercial buildings.

How does Honolulu County compare?

See how Honolulu County's coastal development rules stack up against other locations.

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Honolulu County, HI Environmental Rules: Coastal Development (2026)

Key Facts

Summary

Full Breakdown

Violations & Fines

Frequently Asked Questions

Sources & Official References

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