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Since a lot of people on this site have a lot more experience with building codes that I do, I was curious how the building codes view open side housing.
Here's a picture similar to what I'm thinking
http://www.balivillareservation.com/vill...li_big.jpg
My differences being that I would like it on a deck (the deck would be a lot larger than the housing area) about 2 - 3' off the ground and I would probably add a 1/2 wall around the bottom. I'm way off building anything at all but putting my thoughts/desires together and playing with different ideas. I just realized that since I like the idea I'd probably have to build it unpermitted to make it happen.
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Open sided housing is legal if it is done right. The problem is that it generally costs more... it is not cheaper. In order to achieve the shear capabilities of a framed wall for earthquake and wind, compensating design factors - concealed structural- needs to be incorporated into the design. Not as simple as it looks.
Assume the best and ask questions.
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So if you look at the pavilions that the state has in the parks (Spencer Beach on the other side) is this where the concrete 1/2 walls come into play? or is it because they aren't "living" quarters it falls under a different code?
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I would try something like this: a "campground" is a permitted use in Ag zoning provided that none of the "recreational features" is "fully enclosed in a building" (25-5-72.a.7).
You will run up against 25-4-2.a (connection to fresh/wastewater) if you intend to use it for "human occupancy".
I have yet to find "campground" defined other than as a permitted use.
Note that for State land, County code basically agrees with whatever State says it is; pavilions at Spencer (and elsewhere) predate many building code revisions, might have been perfectly okay when they were built.
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New code restricts this kind of building. Less stringent if you are not on the coast or in high wind zone. Houses will have to be built more like houses, and screened lanais will be the spaces that are attached to them as opposed to being an alternative to a house. Roofs above screening require more structure to prevent them blowing away.
John Maloney
310.562.0362
johnmaloney3@me.com
Hawaii Architect AR8082
www.jmagreenbuilding.com
John Maloney
310.562.0362
johnmaloney3@me.com
Hawaii Architect AR8082
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Sounds like I'll have to go unpermitted if I go this route. The building code seems overkill for a simple small structure.
Thank you for the replies [
]
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If you have $4,600,000.00, you too can have an Architecturally designed "Bringing the outside in" house like the one listed on craigslist in Makapala.
http://honolulu.craigslist.org/big/reb/3257304870.html
Seriously though: I would think, if you can get the architect to sign off on it, you just need one sheer wall and the other 3 can be framed with headers such as are used for garage door openings with whatever designed boxbeam shears on the sides of the openings. If the garage door sized openings need to 'enclose' the 'house' then removable 2x2 screen door'ish panels could be made easily. Code doesn't say you have to have windows or specifically... doors.
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My original thought was a raise laini, with 3 of the walls open from about waist height. The 4th wall would have a standard door sized opening but the rest of it solid for cabinets, kitchen sink and refrigerator space. I wasn't so much looking at being cheaper than a kit house of similar size but rather I like the open flow and open design.
I like that house you posted though. If I had a spare 4.6 Mil laying around I'm sure I could hire someone to clean all that glass lol. (I'm thinking putting that house up in Hawaiian Acres might make it a target for burglaries lol).
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you can do the open design to IBC but you need one enclosed " Safe " room. and you can use those walls for most of your shear load
Think you would need a "structural" ceiling - not sure on the word, but basically plywood above sheetrock ( but i saw that on a public assembly building so I'm not sure on that part)
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The open room design which you have been mentioned by the given image link seems quite beautiful..That is some unique design which i have seen very rarely..But if we talk about the total expenditure then it will cost too much and only a professional contractor can deal with this structure..So from my opinion you should discuss with some specialist so that he would give some suggestions to you.
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