If your lot is near the ocean in Kīhei, Wailea, Pāʻia or Lahaina, there's likely a layer of review beyond the grading permit: the Special Management Area, or SMA.
What the SMA is
The SMA comes from Hawaiʻi's Coastal Zone Management law (HRS Chapter 205A). On Maui, the Department of Planning and the Maui Planning Commission administer it. Projects in the SMA that count as "development" need an SMA permit. Planning decides whether a project qualifies by reviewing an SMA Assessment application.
Is a house "development"?
Maui's SMA assessment application lists construction of a single-family residence under 7,500 square feet of floor area, not part of a larger development, among the actions that may be excluded from the definition of development. You still file the assessment, and Planning makes the call. Recent county exemption reports show approvals for single-family homes in Kīhei that included retaining walls and pools.
Sea level rise review
Maui's Planning Department must review sea level rise risk for projects in the SMA. Its guidance considers the ongoing effects of waves, storm surge, high tide and shoreline erosion over the life of a proposed single-family home.
South Maui flooding
Low-lying South Kīhei has long been prone to flash flooding. After the March 2026 Kona low storms, Civil Beat reported county crews still patching huge sinkholes on South Kīhei Road weeks later. The county's 2022 drainage master plan acknowledges the existing South Kīhei Road drainage system wasn't built to carry large runoff. Keep this in mind for grading, pad elevation and where your site's water goes. See drainage for Kona storms.
Sand, dunes and cultural sites
Coastal sand is where burials are most often found. If anything is uncovered, stop and call the right people. See what to do if you uncover iwi kūpuna. Sensitive coastal sites may need an archaeological assessment or monitor before digging.
Find contractors in South Maui. Shopping for oceanside property? Ask whether it's in the SMA. Browse at Real Estate for Sale Maui.