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Noel
Not sure you'd be able to call it a kitchen...
In our yet-to-be-finished house, the kitchen has a large counter area. That counter is plumbed and permitted for 2 sinks - BUT only one is the kitchen sink. The second sink can be called most anything else, but definitely not kitchen sink. This I learned when plumbing inspector was doing the rough-in inspection and we we standing in front of 2nd sink plumbing. Same kitchen, same counter, but only one kitchen sink. If I recall correctly only the designated kitchen sink is allowed a disposal unit.
We do have bar sinks/counters elsewhere and planning required me to sign a statement stating they were not kitchens.
David
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Hi david,
I remember we had that discussion about the official kitchen sink vs bar sink....so i guess having an outdoor "kitchen" I mean entertainment bar with a "bar sink" and "warming horderve device" would be more appropriate to having the same said kitchen and I see without a disposal unit.
although, i'm really not sure if theres any impacts if one desides to put on in after the fact since alot this this type of installation typically happens after finals are completed...any thoughts?
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Noel, I am sure that is what was done in this house, as a 2 room studio was added in 2000 with a permit.... we bought in '05 & it had an oven & sink, counters & cabinets in one room. The county does not keep the drafts & drawings for you permit, so if you go back to them (as we have) to find out just WHAT was permitted & if anything was NOT permitted, they don't know (and they did tell us that only one kitchen was allowed unless permitted & WE would have to have the paperwork on the permitted addition to know if it was permitted....The sellar did not supply that, so ............????) Hope this helps.
There is always the chance that later on the county will do what our last county does - all home must meet certain codes to sell or improve, if there is no proof that the work was done to the codes (ie no county stamped plans on file or with the owner, the sale of the property cannot happen without the structure removed or improved or engineer/architech stamped plans submitted (we had to get an engineers stamp for a shed that was there when we bought, in order to sell our last house - buyer wanted it so we had it done, I was ready to knock it down!). If that ever happens here, there would be a lot of scrambling to find out what WAS permitted in the past...and the county does not have the records, so it is totally up to the landowners....but that is merely sci-fi here, at this day & time.
MORAL: Keep all paperwork with the house!
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I think the requirements for a house to be granfathered (i.e. legally built without a permit) is for the house to be built prior to 1915 with documentation prior to 1930, but I'd have to recheck to make certain. There is then a whole list of rules for how much changes can be made before the house has to be brought up to code.
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Kurt Wilson
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I'm a little confused, I was thinking more of an outdoor kitchen in the lanai/covered area that would be in between the main house and attached guest rooms. This would be specifically for outdoor entertaining purposes.
Not sure if this is something that raises red flags for outdoor entertaining or should i just do this thing after the fact, if i choose to do so...just to get others view points.....
emorata,
for a more definitive answer, you can simply call the Planning Dept. and ask a planner your question. They are really very helpful there. It's the Building Dept that gives me a headache.
The use you describe for outdoor entertaining sounds completely acceptable in that it doesn't violate the spirit of the Zoning, although putting in a full stove instead of using BBQ or grill might be questionable.
The spirit of the zoning is pretty straightforward -- does your outdoor kitchen function to make the guest rooms practical as separate dwelling units independent of the main house?
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This is the best thread on this topic that I have seen. Am adding the following....
Chapter 25 of the Hawai’i County Zoning Code contains definitions. Definitions are always a good point of departure:
(96) "Single-family dwelling" means a building containing only one dwelling unit.
(39) "Dwelling unit" means one or more rooms designed for or containing or used as the complete facilities for the cooking, sleeping and living area of a single-family only and occupied by no more than one family and containing a single kitchen.
(63) "Kitchen" means a room or a portion of a room designed to be used for the preparation of food and containing at least one item from both of the following categories:
(A) Fixtures, appliances or devices for heating or cooking food; and
(B) Fixtures, appliances or devices for washing utensils used for dining and food preparation and/or for washing and preparing food.
(55) "Guest house" means an accessory building used as sleeping quarters for guests of the occupants of the main dwelling and having no cooking facilities.
(1) “Accessory building" means a building, no more than twenty feet in height, detached
from and subordinate to a main building or main use on the same building site and used
for the purposes customarily incidental to those of the main building or use.
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glen,
thanks for the descriptions, that does make more sense, it doesn't seem likely that an outdoor kitchen would be viable unless you call it an entertainment bar with a bar sink....wondering what the requirements are for an accessory building, i think someone mentioned earlier that it had something to go with legitimate agricultural growing and if you qualify for this type of designation/actual production you can build this accessory building - haven't checked on this requirment yet...but if i call myself a flower grower and decide to sell at makuu do i automatically qualify in the eyes of the county.....i do in fact want to grow a nitched product that maybe viable for the islands, but can't disclose for now....
best,
noel
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Another twist on the Accessory Building is in the code Section 106.2 (1994 UBC):
A building permit shall not be required for the following:
1. One story detached accessory buildings used as tool and storage sheds, playhouses and similar uses, provided the projected roof area does not exceed 120 squae feet. [plumbing, electrical and mechanical permits would be required]
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