Outdoor kitchens in Richmond require separate trade permits from PDR Building Permits: building permit for structural elements, mechanical permit for gas lines, plumbing permit for water and sinks, and electrical permit for outdoor outlets. The 2021 Virginia Uniform Statewide Building Code applies, with FEMA flood requirements in James River and tributary floodplains. Chesapeake Bay Preservation Act buffers may restrict placement on waterfront and stream-side lots.
Richmond administers the 2021 Virginia Uniform Statewide Building Code (USBC), based on the 2018 IRC/IBC/IFGC/IPC/NEC with Virginia amendments, through the PDR Building Permits Division. Built-in outdoor kitchens require: (1) Building permit for any structural slab over the USBC threshold, masonry counter walls, foundation, or roofed pergola/pavilion under the IRC/IBC; (2) Mechanical permit for any new natural-gas line extension to a built-in grill under the IFGC, including pressure test and final inspection — Richmond is served by Richmond Gas Works (municipal gas utility, one of the few city-owned gas systems in Virginia) plus Virginia Natural Gas in some peripheral areas; (3) Plumbing permit for outdoor sinks, ice-maker lines, or hose bibbs under the Virginia USBC plumbing provisions, with backflow prevention required if connected to potable supply; (4) Electrical permit for any new outdoor circuits, GFCI-protected outlets, lighting, or refrigerator/freezer circuits under the NEC (2017 with VA amendments) — outdoor outlets must be in 'wet location' rated enclosures with weatherproof in-use covers. Zoning compliance: outdoor kitchens are accessory structures subject to setback rules, typically 5 ft side and 10 ft rear depending on district under Chapter 30. Wind design: Richmond has design wind speeds of 110-115 mph Vult per ASCE 7. FEMA flood: portions of Manchester, Shockoe Bottom, the James River corridor, and Tuckahoe Creek areas are in A and AE zones — outdoor kitchens with utility connections must comply with finished-floor elevation and flood-resistant construction. Chesapeake Bay Preservation Act Resource Protection Area buffers (100 feet from tidal waters and perennial streams) restrict accessory structure placement on James River and tributary-adjacent lots. Old and Historic Districts (Church Hill, Jackson Ward, Monument Avenue, Manchester, Shockoe) require Commission of Architectural Review (CAR) review for visible alterations.
Unpermitted gas, electrical, or plumbing work: PDR stop-work order, double permit fees on after-the-fact applications, and mandatory exposure of concealed work. Unpermitted gas lines may prompt Richmond Gas Works service disconnection. Chesapeake Bay Act buffer violations can carry substantial DEQ civil penalties under Va. Code §62.1-44.15:74. CAR violations may require removal at owner expense.
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