What are the typical residential setbacks in Honolulu?

In R-5 zones (5,000 sq ft lots), front setbacks are 10 feet, side 5 feet, rear 5 feet with 50% building area and 25-foot height max. R-7.5 zones require 15-foot front setbacks and 45% coverage. R-10 zones need 10-foot side setbacks. Check DPP's GIS portal and your Tax Map Key (TMK).

What is the Special Management Area (SMA)?

The SMA is a coastal zone management overlay along Oahu's entire coastline, including urban Waikiki, Ala Moana, and Kakaako. Projects over $500,000 need a Major SMA permit (6-12 months). Smaller projects need Minor SMA permits (30-60 days). All SMA projects must demonstrate no adverse coastal impact. Shoreline setbacks are generally 40 feet from the certified shoreline.

What flood and tsunami requirements apply?

Coastal FEMA flood zones (AE, VE) require elevated construction above BFE plus freeboard. Properties in Tsunami Evacuation Zones have additional structural and evacuation requirements. Flood insurance required in Special Flood Hazard Areas with federally-backed mortgages.

What cultural preservation requirements exist?

SHPD reviews projects that may affect historic properties or cultural sites. Development that may disturb iwi kupuna (ancestral remains) requires Burial Council consultation. Archaeological surveys may be required in sensitive areas. Section 106 review applies to federally-funded projects.

Can I build an ADU in Honolulu?

Yes, ADUs are allowed on residential lots per Act 232. Size limited to 800 sq ft. Detached ADUs need 5-foot side and rear setbacks. Height limited to the primary dwelling. 1 additional parking space required.

What is a Tax Map Key (TMK)?

The TMK is Hawaii's parcel identification system used instead of traditional Assessor parcel numbers. It uses a zone-section-plat-parcel format. Your TMK is required on all permit applications. Find your TMK through DPP's GIS portal at gis.hicentral.com.

How do I submit plans to DPP?

Submit through DPP's ePlans portal at honoluludpp.org. Walk-in at 650 S. King Street, 7th Floor. Residential permits take 15-30 business days. SMA permits can take significantly longer.

How long does Honolulu plan review take?

Residential 15-30 business days. Commercial 30-60 business days. SMA Major permits 6-12 months. SMA Minor permits 30-60 days. SHPD review adds 30-90 days. Honolulu's timelines are generally longer than mainland cities due to SMA and cultural review requirements.

Honolulu Site Plan Requirements & Permit Guide (2025)

By Site Plan Creator Team • March 6, 2026

Guide to creating site plans for building permits in Honolulu, including the Land Use Ordinance and Special Management Area requirements.

Honolulu Site Plan Requirements: Complete Guide for Building Permits

Creating a site plan for a building permit in Honolulu, Hawaii requires meeting specific requirements set by the Department of Planning and Permitting (DPP). Honolulu (the City and County of Honolulu) encompasses the entire island of Oahu and is governed by the Land Use Ordinance (LUO) and the Hawaii State Building Code. Development on Oahu involves unique considerations including Special Management Area (SMA) coastal zone regulations, historic and cultural preservation, flood and tsunami zones, and state-level Land Use Commission classification.

What Is a Site Plan and Why Does Honolulu Require One?

A site plan is a scaled drawing showing your property boundaries, existing structures, proposed construction, setbacks, and site features. DPP requires a site plan for all building permit applications to verify compliance with the LUO and the Hawaii State Building Code. Look up your property's zoning through DPP's GIS portal at gis.hicentral.com.

Required Site Plan Elements for DPP

Property boundaries with dimensions and total lot area
Setbacks per LUO
Existing and proposed structures with dimensions, height, and use
Lot coverage (building area ratio) calculation
Floor Area Ratio (FAR) for applicable districts
Parking spaces per LUO
Special Management Area (SMA) boundaries if applicable
Flood zone and tsunami evacuation zone designations
Drainage and stormwater management
North arrow and scale
Tax Map Key (TMK) number

Honolulu Zoning and Setback Requirements

R-5 (Residential, 5,000 sq ft lot): Front 10 feet, side 5 feet, rear 5 feet. Building area max 50%. Height max 25 feet.
R-7.5 (Residential, 7,500 sq ft lot): Front 15 feet, side 5 feet, rear 10 feet. Building area max 45%. Height max 25 feet.
R-10 (Residential, 10,000 sq ft lot): Front 15 feet, side 10 feet, rear 10 feet. Building area max 40%.
R-20 (Estate, 20,000 sq ft lot): Front 20 feet, side 10 feet, rear 15 feet. Building area max 35%.
A-1 (Apartment Low-Density): Front 15 feet, side 10 feet, rear 10 feet.
A-2/A-3 (Apartment Medium/High-Density): Front 15 feet, side 10-15 feet, rear 10-15 feet.

Special Management Area (SMA) Requirements

The SMA is the most significant regulatory overlay in Honolulu development:

Coastal zone management: The SMA extends along Oahu's entire coastline and includes significant portions of urban Honolulu (Waikiki, Ala Moana, Kakaako)
SMA Use Permit: Required for any development valued at $500,000+ within the SMA (Major SMA permit)
SMA Minor Permit: Required for smaller projects within the SMA
SMA assessment: All projects within the SMA must demonstrate they will not adversely affect the coastal zone
Shoreline setback: Generally 40 feet from the certified shoreline, with larger setbacks for larger lots
SMA review timeline: Major permits can take 6-12 months; minor permits 30-60 days

Flood and Tsunami Zone Requirements

FEMA flood zones: Coastal AE and VE zones along the shoreline require elevated construction
Tsunami Evacuation Zone: Properties in tsunami zones have additional structural and evacuation requirements
Base Flood Elevation: Finished floor must be at or above BFE plus freeboard
Flood insurance: Required for properties in Special Flood Hazard Areas with federally-backed mortgages

Cultural and Historic Preservation

Hawaii has unique cultural preservation requirements:

State Historic Preservation Division (SHPD): Reviews projects that may affect historic properties or cultural sites
Hawaiian burial sites: Development that may disturb iwi kupuna (ancestral remains) requires consultation with the Burial Council
Archaeological survey: May be required for properties in sensitive areas
Section 106 review: Required for projects with federal funding or permits
Hawaii and federal historic tax credits available for qualifying rehabilitation

ADU Requirements in Honolulu

ADUs allowed on residential lots per Act 232 and Honolulu ordinances
Size limit: Up to 800 sq ft
Setbacks: 5 feet from side and rear for detached ADUs
Height: Limited to the height of the primary dwelling
Parking: 1 additional parking space required

How to Submit Your Site Plan

Online Portal

Submit through DPP's ePlans portal at honoluludpp.org for electronic plan review.

In-Person

Walk-in at 650 S. King Street, 7th Floor.

Permit Fees and Timeline

Fees: Per DPP fee schedule; includes plan review, building permit, and grading permit fees
Timeline: Residential 15-30 business days. Commercial 30-60 business days. SMA Major permits 6-12 months. SMA Minor permits 30-60 days. SHPD review adds 30-90 days.

Creating Your Honolulu Site Plan with Site Plan Creator

Site Plan Creator makes it easy to generate a professional, permit-ready site plan for your Honolulu property. Simply enter your address, and the tool automatically loads your property boundaries, building footprints, and aerial imagery. You can then add setback lines, label structures, draw proposed construction, and export a scaled PDF ready for DPP submission.

Frequently Asked Questions

What are the typical residential setbacks in Honolulu?: In R-5 zones (5,000 sq ft lots), front setbacks are 10 feet, side 5 feet, rear 5 feet with 50% building area and 25-foot height max. R-7.5 zones require 15-foot front setbacks and 45% coverage. R-10 zones need 10-foot side setbacks. Check DPP's GIS portal and your Tax Map Key (TMK).
What is the Special Management Area (SMA)?: The SMA is a coastal zone management overlay along Oahu's entire coastline, including urban Waikiki, Ala Moana, and Kakaako. Projects over $500,000 need a Major SMA permit (6-12 months). Smaller projects need Minor SMA permits (30-60 days). All SMA projects must demonstrate no adverse coastal impact. Shoreline setbacks are generally 40 feet from the certified shoreline.
What flood and tsunami requirements apply?: Coastal FEMA flood zones (AE, VE) require elevated construction above BFE plus freeboard. Properties in Tsunami Evacuation Zones have additional structural and evacuation requirements. Flood insurance required in Special Flood Hazard Areas with federally-backed mortgages.
What cultural preservation requirements exist?: SHPD reviews projects that may affect historic properties or cultural sites. Development that may disturb iwi kupuna (ancestral remains) requires Burial Council consultation. Archaeological surveys may be required in sensitive areas. Section 106 review applies to federally-funded projects.
Can I build an ADU in Honolulu?: Yes, ADUs are allowed on residential lots per Act 232. Size limited to 800 sq ft. Detached ADUs need 5-foot side and rear setbacks. Height limited to the primary dwelling. 1 additional parking space required.
What is a Tax Map Key (TMK)?: The TMK is Hawaii's parcel identification system used instead of traditional Assessor parcel numbers. It uses a zone-section-plat-parcel format. Your TMK is required on all permit applications. Find your TMK through DPP's GIS portal at gis.hicentral.com.
How do I submit plans to DPP?: Submit through DPP's ePlans portal at honoluludpp.org. Walk-in at 650 S. King Street, 7th Floor. Residential permits take 15-30 business days. SMA permits can take significantly longer.
How long does Honolulu plan review take?: Residential 15-30 business days. Commercial 30-60 business days. SMA Major permits 6-12 months. SMA Minor permits 30-60 days. SHPD review adds 30-90 days. Honolulu's timelines are generally longer than mainland cities due to SMA and cultural review requirements.

How to Create a Site Plan in Honolulu

Look Up Your Property Information: Use DPP's GIS portal at gis.hicentral.com to find zoning, SMA status, flood zone, tsunami zone, and lot dimensions. Note your Tax Map Key (TMK).
Determine SMA and Environmental Requirements: Check if your property is in the SMA (critical for timeline and permit type). Identify flood zone, tsunami zone, and potential cultural sensitivity. Determine SHPD review requirements.
Create Your Site Plan: Enter your Honolulu address in Site Plan Creator to load property boundaries, building footprints, and aerial imagery. Add setback lines per LUO including shoreline setbacks if in SMA.
Include All Required Elements: Include boundaries, setbacks, building area ratio, FAR, parking, SMA boundaries, flood zone designation, tsunami zone, drainage, and north arrow with scale.
Prepare Supporting Documents: Prepare SMA permit application if in coastal zone. Prepare SHPD review materials and archaeological survey if required. Prepare flood zone compliance documentation.
Submit Through ePlans Portal: Upload plans through honoluludpp.org. Pay fees. Submit SMA applications concurrently if applicable.
Manage Review and Obtain Permit: Respond to DPP comments. Navigate SMA hearing process if required. Complete SHPD review. Once approved, pay remaining fees, receive permit, and schedule inspections.