When is an ohana (unit) not an ohana?

[Kelena]

I have heard that if you have a separate unit, that unit will be okay if it has a full kitchen minus the stove. If it has a stove, it is an ohana unit and must be permitted as such? Is that anywhere near correct?

[Rob Tucker]

The Grapevine isn't the best place to fact check.

Call the Planning Dept. (961-8288). Ask them the question and have them cite code sections for reference. Better yet, if you are not in a hurry, write them and get an answer in writing.

The planning code is available online from the county web site:

http://co.hawaii.hi.us/planning/rules.htm


Punaweb moderator

[Kelena]

Wow. Thanks, Rob. I am suprised and pleased to see they have posted these online.

[Hotzcatz]

Aloha Glen,

From what I've noticed, they are also starting to be more fussy about what is and is not a kitchen. It used to be you could have any two of the three major appliances (sink, stove, refrigerator) and as long as the third one wasn't there, it wasn't a kitchen. However, that isn't always the case anymore. If it looks like a kitchen, even if it doesn't have all three major appliances, they may still classify it as a kitchen anyway.

Rob is right to check with the planning department and with the building department.

A hui hou,
Cathy

[Kelena]

I was told on Kauai that the stove was the dividing line. And so many ohana, guest or rental units attached to houses had full appliances (granite countertops, teardrop lights, dishwasher, full-sized refrigerator, microwave), except for a stove, which was replaced by a hotplate.

[David M]

Glen

First to remember this is Big Island Hawaii and not Kauai - different code, different inspectors, different levels of fun.

Sinks appear to be a very touchy topic. I've spent a few hours in Chapter 25 of the code, but can't claim any comfort there. Each of our bedroom areas will have a bar sink, but I had to sign a statement that the house has only ONE kitchen.

Story regarding sinks - We have ONE kitchen in our house (see Ninole Progress thread). That one kitchen has ONE counter, but that one counter has TWO sinks. When the plumbing inspector came for the rough-in inspection, we spent approx 10 minutes in front of the 2nd location in discussion as to the fact there cannot be two kitchen sinks. Apparently, it can be a bar sink, a prep sink, a veggie sink - perhaps any kind of sink so long as you don't call it a kitchen sink. Can only have 1 disposal also per the inspector, and that is on the kitchen sink.

Not sure how true, but someone informed me that a full sized, double sink would set off the "this is a kitchen" bell.

Have fun, and good luck finding a definitive answer.

David

Ninole Resident

[Kelena]

Thanks much, David. Your house is awe inspiring and I love that area. I will try to parse the code later this weekend, but I am sure I will conclude it means what a given inspector means it to say on a given day. A house I have looked at has a full kitchen upstairs and a bedroom downstairs with a little sink......with no garbage disposal. The garbage disposal is upstairs. The downstairs "wet bar" area has room for a microwave, and has a little refrigerator. Missing is anything resembling a stove. It is, they tell me, fully permitted.

Perhaps where we are headed with this is that both Kauai and Hawaii prohibit two kitchens in a home (with certain exceptions). Kauai goes apoplectic when they see a second stove; Hawaii gets bent when they see a second "sink" (a basin begin enough to be called that especially when accompanied by a garbage disposal!!).

I think Cathy is onto something, too -- if it looks like a kitchen, cooks like a kitchen, slices, dices and bakes like a kitchen, it is probably a kitchen and thus prohibited (with exceptions!). If it looks like a break room snack area, you're good!

I will, however, inquire further of my agent, and of the Planning Department. I'm curious.

[Kapohocat]

Hotcatz, I am in agreement with you. If it looks like a kitchen, quacks like a kitchen, smells like a kitchen, planning seems to think 1,2 or 3 appliances - all still makes it a kitchen! My clients are able to put a "laundry sink" in but anything that resembles a fridge or a stove seems to set off the alarms. They have then asked that the client sign the "Single family residence" paperwork http://www.hawaii-county.com/forms/plann...Notice.pdf if the intention is to not be an ohana. If the intention is a legal ohana, then there is paperwork from planning available. http://www.hawaii-county.com/forms/plann...Permit.pdf

Catherine Dumond
Blue Water Project Management
808 217-7578
http://bluewaterpm.125mb.com/index.html
"We help make building your dream home a reality"


Edited by - kapohocat on 02/17/2007 10:59:34

[John S. Rabi]

Based on my personal experience it is very easy. You can not have a stove and you can have only a single sink in the unit.

Aloha,
John S. Rabi, ABR,CM,CRB,FHS,PB
http://www.JohnRabi.com
Typically Tropical Properties
75-5870 Walua Road, Suite 101
Kailua-Kona, HI 96740
(808)327-3185