Oʻen Maui — SMA Permit Submission Checklist

Phase 1 — Parcel Due Diligence & Overlay Screening

Before any design commitment or valuation work. South Maui coastal parcels frequently carry multiple overlapping overlays.

REQConfirm parcel lies within the mapped Maui SMA boundary (County SMA maps / MAPPS lookup).SMA approval is the first permit required for development in the SMA — other agencies should not authorize development first.↔ BPC § 4 Site Plan (SMA notation) · § 11 Agency Approvals

REQPull current TMK report: zoning, community plan designation, state land use district, flood zone, shoreline overlays, special districts.↔ BPC § 4 Site Plan

REQObtain a processed Land Use Designation (LUD) form through MAPPS.Required attachment for any SMA Use Permit filing. File the LUD request early — it is a separate MAPPS workflow.

REQIdentify whether the parcel is a shoreline parcel or is impacted by waves, storm surge, high tide, or shoreline erosion.This determination controls whether the $500,000 or $750,000 Minor threshold applies under Act 125.

REQDetermine whether the parcel has a mapped Erosion Hazard Line (EHL) using the County's published Maui Island EHL mapping.This check drives every downstream shoreline decision and must happen BEFORE ordering any certified shoreline survey. The EHL was modeled by the UH Climate Resilience Collaborative (projected erosion + 3.2 ft sea-level rise) with minor County adjustments for accreting or geologically stable shorelines.↔ BPC § 4 Site Plan (coastal setback)

REQRecord the resulting default shoreline setback line based on the EHL check in p1-05.If the EHL is mapped, the EHL itself is the default setback line — under the 2024 Maui Island Shoreline Rule update, no certified shoreline survey is required in this default case. If the EHL is NOT mapped for the parcel, the default setback reverts to 200 ft (or an optional lot-depth-based formula), and a state-certified shoreline survey under HRS 205A will be needed in Phase 4 to establish the baseline.↔ BPC § 4 Site Plan (coastal setback)

CONDFlag whether the project team intends to request an alternate shoreline setback (e.g., lot is accreting or known to be geologically erosion-resistant).If yes, a state-certified shoreline survey will also be required in Phase 4 — the EHL distance is then applied from the certified shoreline instead of from the default EHL line. If the Planning Director agrees the shoreline is accreting or erosion-resistant, the setback may instead be established using the unmapped-EHL method.

REQConfirm FEMA flood zone and whether any proposed work would trigger a Flood Development Permit.If required, the Flood Permit must issue before an SMA Exemption or Minor Permit approval.↔ BPC § 4 Site Plan (flood zone designation)

CONDScreen for tsunami inundation, coastal dune, wetland, estuary, and geologically hazardous overlays.These feed directly into the County's significance criteria and can push a project into Major.

CONDCheck for mapped cultural / historic / archaeological resources or iwi kūpuna sensitivity in the vicinity.↔ BPC § 4 Site Plan (SHPD) · § 11 SHPD review

REQVerify consistency with County General Plan, Maui Island Plan, applicable Community Plan (South Maui), and zoning.Inconsistency may require a concurrent plan amendment. South Maui Community Plan update is still underway.

Phase 2 — Threshold Determination — Is This "Development"?

The first legal question is not cost — it is whether the activity is "development" under HRS 205A. Only then does it sort into Exempt / Minor / Major.

REQTest scope against the HRS 205A definition of "development" (placement of structures, grading, dredging, mining, change in density/intensity, substantial changes in appearance of land or water, etc.).

REQNEWCheck the 2024-amended categorical exemptions list in MC-12 Ch. 202 before assuming exempt status.The 2024 rules clarified several exemptions and confirmed that single-family residences are not categorical exemptions.

CONDFor repair / renovation / like-for-like work, confirm no new ground disturbance, no expansion of scope, and no cumulative effect that would pull the work back into SMA review.

REQPrepare a defensible valuation estimate (construction cost basis) for the proposed development.↔ BPC § 1 PS-Form A (construction value)

REQNEWApply current Act 125 thresholds: Minor ≤ $750,000 on non-shoreline parcels · Minor ≤ $500,000 on shoreline or impacted parcels · Above → Major / SMA Use Permit.For most South Maui oceanfront sites, the operative ceiling is $500,000.

REQIndependently assess whether the project may have a substantial adverse environmental or ecological effect (cumulative effects included). If yes → Major, regardless of valuation.

CONDFlag "Major-risk" characteristics even if cost is low: seawalls/revetments, shoreline hardscape, major grading, new structures near shoreline, mapped erosion/flood exposure, access impacts, habitat/cultural concerns, or controversial public interest.

Phase 3 — SMA Assessment Filing (MAPPS)

The SMA Assessment is the first practical filing on Maui. The Planning Director uses it to determine Exempt / Minor / Major / Emergency / Inconsistent.

REQOwnership documentation and owner's authorization (if applicant is not owner).↔ BPC § 1 Ownership & Authorization

REQTMK, parcel area, and location map.

REQScaled development / site plan showing all sensitive features (shoreline, setback line, flood zone boundary, drainage, access, vegetation, cultural features).↔ BPC § 4 Site Plan (all subitems)

CONDFloor plans, sections, and elevations for any new or expanded structures.↔ BPC § 5 Architectural

REQSite photographs (existing conditions, shoreline, access, adjacent uses).

REQWritten project description and construction valuation estimate.

REQWritten impact analysis addressing HRS 205A-26 criteria: coastal resources, shoreline access, drainage, wastewater, erosion/flood/SLR exposure, views, landforms, cultural resources, cumulative impacts, plan/zoning consistency.This is where most applications succeed or fail — it builds the administrative record.

REQSigned zoning / flood confirmation form.

REQAttach the processed LUD form.

CONDChapter 343 (HEPA) materials (EA/EIS or agency decision documents) if environmental review is triggered.

CONDComments previously received from agencies or community organizations.

REQSubmit the entire package through MAPPS online portal (paper not accepted).↔ BPC § 1 MAPPS submission method

CONDRespond to Director's circulation to reviewing agencies (typical 30-day comment window).

REQProvide applicant responses to agency comments until the Department deems the application complete.

REQReceive written Director determination (Exempt / Minor / Major / Emergency / Inconsistent) within 30 calendar days of completeness.

Phase 4 — Parallel Coastal & Environmental Reviews

Almost every South Maui coastal project triggers at least one of these alongside the SMA track.

CONDFile for Shoreline Setback Approval / Determination (SSAD) for work allowed within the shoreline setback area.↔ BPC § 4 Site Plan (coastal setback)

CONDFile for Shoreline Setback Variance (SSV) for structures or activities not otherwise permitted in the setback area.

CONDObtain a state-certified shoreline survey (HRS 205A, DLNR) ONLY if one of three triggers applies; otherwise skip — the EHL is the default setback line.Under the 2024 Maui Island Shoreline Rule update, a certified shoreline survey is required only when: (1) the parcel has no mapped EHL and you need to establish the baseline for the default 200 ft / lot-depth-based setback; (2) the project team is requesting an alternate setback on an accreting or geologically erosion-resistant lot, in which case the EHL horizontal distance is measured from the certified shoreline instead; or (3) a Shoreline Setback Variance (SSV) is being filed under HRS 205A-43. If none of those apply and the EHL is mapped, the former "abuts the shoreline → order a survey" requirement has been removed and no survey is needed. Confirm the relevant trigger from Phase 1 items p1-06 and p1-07 before ordering.↔ BPC § 4 Site Plan (coastal setback)

CONDFile and obtain Flood Development Permit before SMA Exemption or Minor approval issues.↔ BPC § 4 Site Plan (FEMA FIRM / BFE)

CONDComplete Chapter 343 environmental review (EA/EIS) if the project involves state land, state funds, shoreline area, conservation district, historic sites, or other HEPA triggers.

CONDArchaeological Inventory Survey (AIS) / SHPD consultation if cultural resources are implicated.↔ BPC § 11 SHPD approval

CONDInitiate concurrent General Plan / Community Plan / zoning amendment if the Director finds the project inconsistent.

Phase 5A — SMA Minor Permit Path

Use this track only if the Director determines the project qualifies as Minor under current Act 125 thresholds AND has no substantial adverse effect.

REQConfirm the SMA Assessment can serve as the Minor application (Maui's current procedure).

REQEnsure the impact narrative affirmatively supports the "no substantial adverse environmental or ecological effect" finding.

REQReceive Director's written Minor Permit decision (approve / approve with conditions / deny).

CONDAccept and document any permit conditions (BMPs, erosion control, wastewater, drainage, access, vegetation, etc.).↔ BPC § 10 Civil/Grading BMPs

REQConfirm Director reports the approved Minor Permit to the Maui Planning Commission at its next regular meeting.

CONDPreserve appeal rights / track appeal window for any aggrieved party.

Phase 5B — SMA Use Permit (Major) Path

Applies if valuation exceeds the Act 125 threshold or the project may have a substantial adverse environmental / ecological effect. Heard by the Maui Planning Commission.

REQFile the SMA Use Permit (SM1) application through MAPPS with fully processed LUD attached.

REQInclude all assessment-level materials plus a findings-ready record under HRS 205A-26.

REQPay applicable Major Use Permit fees.

REQDepartment circulates to reviewing agencies; applicant responds in writing to all comments.

REQDepartment confirms the application is complete before scheduling hearing.

REQPrepare Notice of Application; publish after department review.

REQPost a 9 sq ft project sign at the property.

REQMail hearing notice to owners of record within 500 ft of the subject parcel, not less than 30 calendar days before the hearing.

REQDirector publishes public notice of hearing not less than 30 days before the hearing date.

REQConfirm the Department has notified the applicant of the hearing date at least 45 days prior.

REQPrepare a findings-based presentation demonstrating HRS 205A-26 compliance: minimized/offset impacts, consistency with Ch. 205A objectives, consistency with plans and zoning, and appropriate conditions.

CONDCoordinate testimony, expert witnesses (coastal, civil, cultural, biologist), and exhibits.

REQAttend the Maui Planning Commission hearing.

REQReceive written Decision and Order with terms, conditions, and findings (or denial if criteria not met).

CONDTrack appeal window and preserve the administrative record.

Phase 6 — Post-Approval & Sequencing With Building Plans

Tie the SMA outcome into the parallel Building Plan submittal workflow. This is where the two sister checklists must lock together.

REQTranscribe every SMA permit condition into the Building Permit Submission package — specifically into the site plan notes, civil/grading BMPs, and agency approvals section.↔ BPC § 4, § 10, § 11

REQDo not submit for Building Permit issuance until SMA approval (and any SSAD/SSV, Flood, Ch. 343) are in hand — other agencies cannot authorize development ahead of SMA.↔ BPC § 11 Planning Department / SMA Permit line

CONDIncorporate erosion control, BMP, drainage, wastewater, and landscape conditions into civil drawings and SWPPP.↔ BPC § 10 Civil/Grading BMPs

CONDSchedule any required pre-construction coastal monitoring, archaeological monitoring, or cultural protocol before ground disturbance.

REQMaintain a compliance log of every SMA condition through construction and final inspection.

CONDTrack SMA permit expiration / extension rules and request extension before lapse if construction schedule slips.

REQFile any required final / close-out compliance reports with the Planning Department.

Phase 7 — Common Traps — Final QC Pass

Final sanity check — each of these has derailed South Maui coastal projects.

REQConfirm you are not relying on pre-2025 PDF thresholds ($500K general Major line). Use Act 125 split thresholds.

REQTreat shoreline setback review as a parallel, not secondary, workflow.

REQDo not assume a single-family residence or a "repair" is automatically exempt.

REQVerify plan/zoning consistency before design is too far advanced to pivot.

REQDocument cumulative effects from any prior/adjacent work on the same compound or ownership.

REQConfirm valuation basis is defensible and includes the full scope of work (no artificial splitting).

REQConfirm the Building Permit Submission Checklist has the SMA reference lines populated in § 4 and § 11 before building permit submittal.↔ BPC § 4 + § 11

Cross-Reference Matrix — SMA ↔ Building Permit Submission Checklist

Read across: each SMA checklist phase ties to one or more sections of the Building Permit Submission Checklist so the two documents move in lockstep.

SMA Permit Checklist Item	Building Permit Submission Checklist Reference
Phase 1 Due Diligence — SMA overlay, flood zone, shoreline, SHPD screening	BPC § 4 Site Plan (SMA, FEMA flood zone, SHPD notations)
Phase 1 LUD form (zoning + community plan + state land use)	BPC § 11 Planning Department approval
Phase 2 Threshold — valuation basis	BPC § 1 PS-Form A construction value
Phase 3 SMA Assessment — site plan, impact analysis, MAPPS submission	BPC § 4 Site Plan, § 2 MAPPS digital standards
Phase 3 Ownership/authorization documents	BPC § 1 Ownership & Authorization, PS-Form B
Phase 4 SSAD / SSV — shoreline setback	BPC § 4 Site Plan coastal setback line
Phase 4 Flood Development Permit	BPC § 4 Site Plan FEMA flood zone / BFE
Phase 4 AIS / SHPD consultation	BPC § 4 Site Plan SHPD, § 11 SHPD approval
Phase 5A/5B SMA decision	BPC § 11 SMA Permit line (must precede building permit)
Phase 6 Transcription of SMA conditions	BPC § 4 (site plan notes), § 10 (Civil/BMPs), § 11 (Agency approvals)
Phase 7 QC pass	BPC § 12 Frequently Flagged QC pass

SMA Permit Submission Checklist

⚠ Recent Rule Changes to Know Before Filing