Chapter 4.16 — LIVE/WORK

[9-21-2022 by Ord. 1782]

The purpose of this Chapter is to establish standards for live/work uses and artists' lofts/studios, including the reuse of existing non-residential structures to accommodate live/work opportunities. Live/work units should be primarily commercial in nature.

[9-21-2022 by Ord. 1782]

In addition to standards for the applicable zone, live/work uses shall comply with the following standards:

• A. Permitted Work Activity. The work activity in a building where live/work units are allowed shall be any use permitted by right or use permit in the zone, with the following exceptions:

  1. Sexually-oriented businesses, motor vehicle maintenance and repair, and welding and machining and are prohibited in a live/work unit.

  2. In order to protect the health and safety of persons who reside in a live/work unit or in a building which contains one or more live/work units, no work activity shall be permitted nor shall any live/work unit be established on any site that contains those uses which the Director finds would, by virtue of size, intensity, hours of operation, number of employees or the nature of the operation, have the potential to adversely affect others living or working in or nearby the live-work development by reason of dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration or other impacts, or would be hazardous by way of materials, process, product or wastes.

• B. No Separate Sale or Rental of Portions of Unit. No portion of a live/work unit may be separately rented or sold as a commercial space for a person or persons not living on the premises or as a residential space for a person or persons not working in the same unit.

• C. Occupancy and Employees.

  1. At least one full-time employee of business activity occupying the live/work unit shall also reside in the unit; conversely, at least one of the persons living in the live portion shall work in the work portion.

  2. The business activity occupying the live/work unit may utilize nonresident employees, as necessary.

• D. Design Standards.

  1. Floor Area Requirement.

     • a. A live/work unit shall have a minimum floor area of at least 1,250 square feet.

     • b. The maximum size of the residential portion of the work/live unit shall be 30 percent of the unit or 500 square feet, whichever is less, in order to ensure that the residential portion remains an accessory to the primary commercial use.

  2. Commercial Activity.

     • a. Ground-Floor Height. The ground floor of live-work units shall have a minimum floor-toceiling height of 13 feet.

     • b. Depth. A ground-level live/work unit with street frontage shall devote the initial 25 feet of floor area depth to commercial activity.

     • c. Transparency. The ground floor of live/work units shall contain clear openings and windows for a minimum of 60% of the total area of the first floor facades facing sidewalks, pedestrian walks, or publicly-accessible outdoor space areas. Transparent glazing shall have a minimum Visible Transmittance (VT) value of 60 and be without tint or coloration. Transparent areas shall be designed and maintained to provide views into and out of the non-residential portion of the live/work unit.

3. Entries.

• a. Each live/work unit shall have a pedestrian entry on the street-facing facade that provides direct access to the non-residential portion of the unit. A separate entry for the residential portion of the unit shall be provided through a consolidated/central entrance

along the street-facing facade or individual residential entries located at the rear or side of the building.

• b. Where there are multiple live/work units within a single structure, each unit shall be physically separated from other units and uses within the structure, and access to individual units shall be from a common open space, corridor, hallway, or other common access area.

4. Ventilation. All live/work units shall be provided with at least one operable window. A ventilation system shall be installed subject to the approval of the Chief Building Official and Fire Marshal for any live/work activity which requires additional ventilation or which generates hazardous fumes or dust.

[9-21-2022 by Ord. 1782]

A request for a live/work unit/business shall be made to the Director through the business license process. The Director shall approve the issuance of a business license upon determining that the proposed live/work unit/business meets all the requirements of this Chapter.

[9-21-2022 by Ord. 1782]

After approval, a live/work unit shall not be converted to entirely residential use unless authorized through an Administrative Use Permit approval.

[9-21-2022 by Ord. 1782]

When any live/work unit results in an undesirable condition interfering with the general welfare of the surrounding community, the Director may revoke the business license.