Planning a repair, addition, or dune project near the water in Kailua? The rules can feel complex, especially when city, state, and sometimes federal approvals overlap. You want to do it right, protect your property, and avoid delays. This quick guide shows you the key permits, timelines, and steps so you can plan with confidence. Let’s dive in.
Know the shoreline baseline
The starting point for any coastal project is the certified shoreline, which is a formal survey of the upper reach of the waves. Counties and state agencies use this line to measure required setbacks. You can view the process and schedule inspections through the DAGS Land Survey Division’s shoreline certification page. Learn how shoreline certification works.
In Hawaiʻi, land seaward of the certified shoreline is generally under state control. Your property boundary and any permit decisions will rely on the most recent certified shoreline survey.
The two systems that apply
City and County permits (DPP)
The City and County of Honolulu Department of Planning and Permitting (DPP) administers shoreline setbacks and the Special Management Area (SMA) program on Oʻahu. Depending on your project, you may need a Minor Shoreline Structure permit, a Shoreline Setback Variance, and SMA review. See DPP’s coastal permits for specifics on submittals and decisions. Review the Minor Shoreline Structure permit basics and the Shoreline Setback Variance process.
State and possible federal approvals
Hawaiʻi’s Office of Conservation and Coastal Lands (DLNR/OCCL) oversees work in the Conservation District, which usually includes areas seaward of the certified shoreline. OCCL also offers a Small-Scale Beach Nourishment (SSBN) pathway for certain dune and sand placement projects. Explore OCCL’s coastal lands and SSBN information here: DLNR/OCCL Coastal Lands Program.
Some projects in navigable waters require U.S. Army Corps permits and may also need a State 401 Water Quality Certification from the Department of Health. Plan for interagency coordination if your design touches state waters.
Key permits at a glance
- DAGS Shoreline Certification. Establishes the official shoreline for setback measurements and is often required for DPP applications. Start with the shoreline certification process.
- Minor Shoreline Structure (DPP). Covers small, non-structural items in the setback area, such as limited sand pushing or open-work fencing. DPP generally targets decisions in about 45 days once your application is complete. See permit details and submittals.
- Shoreline Setback Variance (DPP). Required for development that does not qualify as a minor structure within the setback. Expect public hearings and a multi-month timeline. Review the variance steps and timelines.
- SMA review (DPP). SMA Minor typically covers up to $500,000 in value, while larger or potentially significant coastal projects fall under SMA Major. Fees are set by the Revised Ordinances of Honolulu. See the current fee schedule and the SMA Major process overview.
- Building and grading permits (DPP). Even if your project is landward of the setback, you still need standard building, grading, and floodplain approvals as applicable.
How setbacks are calculated in Kailua
Historically, Oʻahu used a minimum 40-foot shoreline setback in many locations. Today, state and Honolulu rule updates use erosion-rate methods that can result in larger setbacks on erosion-prone coasts like parts of Kailua. Review the state setback methodology for single-family lots in the Hawaii Administrative Rules and confirm the current approach with DPP. See the HAR setback method and the City’s adoption of updated rules under Bills 41 and 42.
A simple step-by-step plan
- Pull the current certified shoreline. If none exists or it is outdated, plan to certify. Start with DAGS shoreline certification.
- Confirm whether your lot is in the SMA. If you are unsure, request an SMA determination from DPP before you design.
- Check long-term risk. Use the Hawaiʻi Sea Level Rise Viewer to understand exposure that may shape setbacks and SMA findings. Try the SLR Viewer.
- Estimate your setback. Use average lot depth and the HAR method to get a rough idea of setback distance, then verify with DPP. Review the HAR method.
- Build the right team. Hire a licensed land surveyor for the shoreline, and bring in a coastal engineer or geologist for erosion or dune work. An architect familiar with DPP and SMA presentations can streamline submittals.
- Sequence permits. Prepare environmental documentation if required, then file DPP applications. If your design triggers Conservation District, Army Corps, or DOH reviews, plan for added time.
- Wait for approvals before any work. After-the-fact applications can face doubled fees and removal orders. Review DPP’s fee policies in the ROH fee table.
Kailua today: dunes and restoration
Kailua experiences heavy recreational use and has seen beach narrowing in places. Agencies have emphasized dune preservation and restoration, with recent coordinated work at sections of Kailua Beach Park. The University of Hawaiʻi Sea Grant’s Kailua Beach and Dune Management Plan provides local guidance that supports sand placement, native plantings, and dune care in lieu of hard armoring when possible. Read the Kailua Beach & Dune Management Plan and explore OCCL’s coastal lands program for SSBN options.
Timeline and expectations
Simple minor shoreline approvals can take weeks to a few months once your submittal is complete. SMA Major, Conservation District, and any federal or state water quality reviews can extend timelines to many months or longer. DPP has experienced processing backlogs, so well-prepared, complete applications and early coordination help reduce delays. Build cushion into your schedule and plan for neighborhood presentations or public hearings when required.
Avoid common pitfalls
- Treating the beach as private. The state generally controls land seaward of the certified shoreline. Always confirm boundaries with a certified survey.
- Starting work before permits. After-the-fact approvals are not guaranteed and fees can double.
- Ignoring interagency coordination. Many shoreline projects need city, state, and sometimes federal review.
- Underestimating setbacks. Erosion-rate methods can increase setback distances in Kailua.
Ready to move forward?
If you are weighing a repair, addition, or dune project near the water in Kailua, a clear permit roadmap can save you time and stress. For property-specific guidance and introductions to qualified local pros, connect with Raymond Kang.
FAQs
Kailua shoreline ownership and public access
- In Hawaiʻi, the state generally controls land seaward of the certified shoreline, and public transit rights exist seaward of that line; your property boundary depends on a current certified shoreline survey.
Oʻahu shoreline setback distance in Kailua
- While 40 feet was a historic minimum, updated rules often use erosion rates that can increase the setback; confirm the exact setback for your tax map key with DPP.
Placing sand or restoring dunes in Kailua
- Limited dune work may qualify for a Minor Shoreline Structure or OCCL’s small-scale beach nourishment pathway, but coordinate early since sand placement can still trigger city, state, or federal reviews.
Building without proper shoreline or SMA permits
- You risk stop-work orders, doubled fees for after-the-fact applications, and potential removal requirements; approval is not guaranteed.
Who to contact first for a Kailua shoreline project
- Start by checking the certified shoreline with DAGS, then consult DPP about SMA and setback requirements; if work is near or seaward of the shoreline, contact DLNR/OCCL as well.
