Urban Honolulu, Hawaii Building Permit Guide

Urban Honolulu falls in DPP’s Primary Urban Center (PUC) planning area, which runs from Kāhala to Pearl City. The current PUC Development Plan (2024) was adopted in April 2025 by Ordinance 25-016. Inside it, the special design districts and the Kakaʻako District add permits of their own.

This guide covers the planning layers inside urban Honolulu: special districts, Kakaʻako, Waikīkī, TOD and the shoreline. DPP’s divisions, fees and inspections are in the Honolulu County guide.

What requires a permit in Urban Honolulu?

The building permit is DPP’s, from 650 South King Street or the Kapolei satellite at 1000 Uluohia Street, Monday through Friday, 7:45 a.m. to 4:30 p.m. Before it, uses listed in a special district use table need a minor Special District Permit (ROH 21-9) in Hawaii Capitol, Diamond Head, Punchbowl, Chinatown, Thomas Square or Waikiki, filed in HNL Build.

Special design districts in the Primary Urban Center

Each district carries development guidelines on top of the base zoning. For major projects in special districts, DPP’s Design Advisory Committee ((808) 768-8015) comments on design issues.

Kakaʻako: HCDA land-use permits

The Kakaʻako District covers 600 acres bounded by Piikoi, King and Punchbowl Streets and Ala Moana Boulevard, plus the Kewalo Basin–Forrest Avenue waterfront. Its land-use permits come from the State’s Hawaiʻi Community Development Authority (HCDA), not DPP zoning.

HCDA applications are dropped off at the HCDA office; there is no over-the-counter processing. Renovation and Rule Clearance permits generally take about 7 working days, and Mauka Area use permits carry a fee under Section 15-217-93. HCDA planning staff answer on (808) 594-0340.

Waikīkī options and Adapt Waikīkī 2050

Waikīkī projects can seek a Planned Development – Resort and Apartment approval for zoning flexibility (ROH 21-2.110-2). Adapt Waikīkī 2050 is a DPP pilot adaptation plan; its Phase 2, starting in the third quarter of 2026, will study sea-level-rise-adjusted design flood elevations for structures and roads and add a voluntary resilience companion to the Waikīkī Special District Design Guidelines.

TOD neighborhoods

DPP’s TOD neighborhood profiles in the PUC are ʻAiea-Pearl City, Airport, Ala Moana, Downtown, Hālawa and Kalihi. The Downtown plan’s station areas include Kūwili (Iwilei), Hōlau (Chinatown) and Kuloloia (Downtown).

Shoreline lots in Urban Honolulu

Inside the shoreline setback area, a Minor Shoreline Structure Permit or a Shoreline Setback Variance is needed. DPP writes the erosion-rate add-on (60 feet plus 70 times the annual erosion rate, up to 130 feet) for eroding lots outside the Primary Urban Center; lots in the Oahu Historical Shoreline Change Map area have a 60-foot setback from the certified shoreline.

How to get a permit in Urban Honolulu

Official Urban Honolulu permitting resources

These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.

• Primary Urban Center Development Plan
• DPP zoning permits
• HCDA Kakaʻako permits
• DPP area adaptation plans
• Downtown TOD
• DPP coastal area permits
• Honolulu DPP contacts

Frequently asked questions

Who issues land-use permits in Kakaʻako?

The State’s Hawaiʻi Community Development Authority (HCDA), not DPP zoning.

Which districts need a minor Special District Permit?

Hawaii Capitol, Diamond Head, Punchbowl, Chinatown, Thomas Square and Waikiki, for uses listed in the district use table (ROH 21-9).

How long do HCDA renovation permits take?

Renovation and Rule Clearance permits generally take about 7 working days.

Simplify Urban Honolulu permitting with Alliance Permitting

• Check the parcel against the special design districts and the Kakaʻako District
• Prepare the Special District Permit or HCDA application before the building permit
• Coordinate shoreline permits and the DPP building filing

Alliance Permitting is a permit documentation and submission company in Hawaii. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Urban Honolulu permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.