Protecting Hawai‘i’s fragile shorelines isn’t just about preventing erosion; it’s also about making sure locals can still access the ocean. In late February, Hawai‘i County did something unusual for a fast‑growing area: it bought a 15,372‑square‑foot oceanfront parcel along Ali‘i Drive in Kailua‑Kona rather than allowing it to become yet another condo tower. The parcel, known as Keakealaniwahine, sits near the “Banyans” surf break and was slated to become a five‑story condominium. Instead, the county used its Public Access, Open Space, and Natural Resources Commission (PONC) fund to purchase the land for $2.1 million. Officials say the property will remain open for subsistence fishing, shoreline gathering and recreation, with no vehicle access or parking allowed. It was ranked ninth on the county’s acquisition list, and Mayor Kimo Alameda described the purchase as a way to preserve critical ocean access in a stretch of coastline that has already seen heavy development.

This story isn’t about buying a single property—it signals a broader shift. Local residents increasingly want to restrict development in risky coastal zones. A University of Hawai‘i Economic Research Organization survey released in February found that 89 percent of residents believe sea level rise is happening and about 90 percent support limiting development in flood‑prone areas. More than 80 percent favour steering growth inland rather than building along the coast. Those attitudes align with moves like the Ali‘i Drive purchase and could influence how counties evaluate future projects in the Special Management Area (SMA)—the coastal zone governed by Hawai‘i Revised Statutes Chapter 205A.

Why a County Land Purchase Matters for SMA Permits

SMA permits are required for most developments near the shoreline. Applicants must prepare site plans, wastewater designs, maps and lengthy narratives showing that their project won’t harm cultural resources, public views or coastal ecosystems. Commercial projects often need a 150‑plus‑page Environmental Assessment report. Minor permits (projects valued under $500,000) typically take two to six months to approve, while major permits can take more than nine months. Counties also have discretion to deny or condition permits if a proposal blocks beach access or exacerbates erosion.

The county’s decision to preserve Keakealaniwahine rather than develop it underscores how public access and environmental concerns can outweigh private development rights. It also illustrates that counties are willing to spend money to keep shorelines open, not just regulate them. For homeowners and builders, that means SMA reviews will increasingly look beyond your property lines. Does your design maintain lateral access along the beach? How does it affect neighbors’ views? Are you contributing to resilience rather than simply meeting minimum requirements? Knowing the answers and addressing them up front can make or break an SMA application.

Another reason this purchase is important is that it shows how quickly public sentiment can translate into policy. When nearly half of survey respondents believe sea level rise is already affecting people and 83 percent foresee catastrophic impacts within 50 years, lawmakers and planning commissioners will be under pressure to tighten shoreline rules. The Ali‘i Drive acquisition could foreshadow more acquisitions, stricter setbacks or increased scrutiny of beachfront projects across the state.

Preparing for a More Conservation‑Minded Future

If you own or are planning to build on a coastal property, you don’t have to guess what the next policy shift will be. Here are some steps you can take now to keep your project on track:

• Assess your site’s vulnerability. Determine whether your property is within the SMA, a floodplain or an erosion‑hazard zone. Check county maps and the Hawai‘i Sea Level Rise viewer. If your parcel is in a high‑risk area, plan for elevated foundations, relocation of non‑essential structures and greater setbacks.
• Preserve public access in your design. The SMA process prioritizes lateral beach access and cultural practices. Incorporate pathways or easements that allow community members to reach the shoreline.
• Document cultural and natural resources early. Complete archaeological surveys, wetland delineations and hazard assessments before submitting your application. This demonstrates proactive stewardship and may reduce the need for lengthy revisions.
• Engage neighbors and community groups. Public opposition can delay permits. Hosting informational meetings and addressing concerns early can help build support.
• Monitor legislative and county actions. Keep an eye on bills and county acquisitions like the Keakealaniwahine purchase. These moves indicate where policymakers are headed. Adapting your plans to align with emerging priorities can make approval smoother.

If you have questions about navigating these requirements or need help preparing documentation, Shoreline Consulting Hawai‘i is here to help. Reach out to ryan@schawaii.com or call 808‑762‑2345 to discuss your project.

How Shoreline Consulting Hawai‘i Can Help

Shoreline Consulting Hawai‘i specializes in guiding homeowners, businesses and developers through the SMA permitting process. Our team prepares comprehensive site plans, wastewater designs, environmental narratives and all other documentation required under Chapter 205A. We coordinate with county planning departments, state agencies and cultural practitioners to streamline approvals and ensure projects respect shoreline ecology and cultural resources. For larger commercial projects, we can oversee environmental assessments and work closely with trusted engineers and architects—though they are not on our staff—to ensure designs meet regulatory requirements and withstand sea level rise. We also monitor legislative proposals and county initiatives like the PONC acquisitions so that we can advise clients on how new rules or priorities might affect their timelines. Whether you need project management, construction oversight or help assembling a multidisciplinary team, we can tailor our services to your needs.

Looking Ahead

Hawai‘i’s coasts are changing, and so are public expectations. The county’s purchase of Keakealaniwahine and widespread support for limiting development in flood‑prone areas show that preservation and resilience are no longer niche concerns. Future SMA permitting will likely involve more rigorous evaluations of shoreline access, cultural practices and adaptation to sea level rise. By starting early, engaging the community and working with experienced consultants like Shoreline Consulting Hawai‘i, you can navigate these changes and help protect both your investment and the islands’ treasured shorelines. For more information or personalized guidance, email ryan@schawaii.com or call 808‑762‑2345 today.