Permit-able Residential Dwelling Plan Requirements

[Kaixin]

Been looking for what's the minimum requirements of a residential dwelling to have plans made and permitted. In this case for a R-3 dwelling under 600sqft in a residential ag zone of 3acres. So far it seems plan requirements for a dwelling include water catchment (any required size for occupancy use?), kitchen facilities, wastewater system of cesspool/septic, but as far as other plumbing and electrical systems I cannot find any specific requirements. Do you need to have the electrical system also included in the plans for permission for a dwelling? And any other requirements, such as road access ?

Most likely it's in the forum history but couldn't find it nor in the county code, but if anyone knows where I could find this info would be more than grateful!

[kalakoa]

I don't know much, hopefully the following will be useful.

Cachment tank size is typically imposed by the insurance company, usually 10K gallons if you want fire insurance, which is generally required by the lender (if any). Otherwise, size as appropriate; 20K gallons is not uncommon in Kau.

I am not aware of any "residential ag zone". Most subdivisions are zoned "ag" (which allows a "primary dwelling"), many include strict CC&R that emulate "residential". That said, some of the "front" parts of Nanavale are acutally zoned "residential", with County water and County-maintained road.

When you use a structure for "habitation", the other requirements (wastewater) attach.

I vaguely remember that County requires a minimum 832 square feet for "residential" but this might be zoning rather than usage.

An "owner-builder" permit allows you to do some construction, but you can't do your own plumbing/electrical unless you happen to be licensed for those trades.

[Rob Tucker]

I've dealt with the code for decades and I can't answer your question with any accuracy. Never had need or interest but...

There are (or were) sections of the code that handled minimum room sizes. You kind of have to read it carefully and then could still be wrong. My suggestion, if you really want to know the absolute minimal home requirements, is to ask the building department. It is their job to know such things. I would also suggest you make your inquiry in writing. A written inquiry requires a written response. A written response is better than later arguing that "someone told me.....".

[Carey]

Of course you could get a written response like I did to please submit the stamped plans for determination - this was on the question (in writing) of wether a dining room counter, adjacent to a kitchen counter would need the same electrical outlet distance that is needed for a kitchen counter....

We decided to scrape the counter rather than get stamped plans for a dining counter that might not meet a code we could not find reference to! Guess that is why buffet table/cabinets were invented!

[kalakoa]

I heard a story yesterday wherein Planning told someone to "go find that code in the library". Funny, I thought that was Planning's **JOB**, otherwise what are the fees and taxes for?

[MarkP]

I have had similar experiences, whiningly asked "It's in the code, isn't it?" in response to a question I asked them. They weren't even being snide, they just had no shame about not knowing their job.

I have a large shipping container. It has been invaluable in keeping tools and materials relatively secure. I considered making it into a fully permitted efficiency dwelling. Not guaranteeing my math but I figured you needed the full 40' to get all the required minimum size rooms and clearances. That would mean I would have to build something for storage, or get another container. I decided to keep about 10' with the double doors for storage and outfit the rest to suit my more general needs, with an eye towards keeping the whole thing something I can get permitted as an agricultural storage building. As such I can have a toilet, shower, and even a sink. If I understand correctly, none of the spaces can be habitable. No one can "live" there. There won't be requirements for minimum window size. I plan to use small sliders along the sides at the top for light and ventilation. They won't provide any view either in or out and they will maintain the security of the container such as it is. Between you and me I plan to spend a lot of time there but gosh I won't be "living" there, if the county asks.

[DanielP]

My house is 24x28=672' no issues there.

[Rob Tucker]

Off hand I think the minimum size might be something like 320 sf.

[d96778]

Well, up to the time we added on to our tiny abode, it was originally a "Hale 8", Multi-facetted Unit, fully permitted for occupancy, & it was a whopping 274 sq.ft. of space. It had a full bath & a tiny kitchenette. We were in that little house part time for 3 yrs. We just finished a nice addition to it to make it more livable full time for my husband & myself. But for a single person....it would have been fine.

Dee

[Kaixin]

Ah yes, sorry it was ag zone, 3 acres. I realized that the code gets down to some disturbingly tiny details depending on what your design is, and the question comes of making the code fit to the design- or making the design fit to code. I'm more for fitting the code into the design as much as possible, and just getting the 'big deal' requirements that couldn't be easily overlooked or amended later if someone has an issue with it.

But this case would be on ag 3acres, coming out of pocket so no loans involved, and definitely taking the owner-builder route keeping in mind that plumbing/electrical must be done by a licensed professional. However, do all dwelling for 'habitation' require to have a certain electrical plan? Or can you get the building permit for a dwelling without electricity?

MarkP, are you planning to apply for a permit to build an agriculture building without any primary residence on the property? I thought that there needed to be one before being able to get permits for building building structures, even on an ag zone.