Santa Ana Municipal Code Art. XIV Live/Work Units

Other provisions of this Code notwithstanding, a structure located in a C3A zone and intended for use as a "live/work" community, as defined by section 41-101.5 of this Code shall conform with the provisions of this section.

(1) Purpose and intent. The purpose of this division is to provide alternative building standards to assist and make feasible the reuse of existing buildings as combined living and working space for artists as allowed by the California Health and Safety Code § 17958.11.

(2) CBC compliance. Any items not addressed in this Code shall comply with current California Building Code requirements.

(3) Occupancy classification. A live/work space shall be considered as an R occupancy in accordance with California Building Code section 310.1. The R occupancy need not be separated from the workspace of which it is a part.

(4) Live/work space. One (1) or more live/work spaces may be established in a building, provided the use or occupancy conforms to the requirements of the California Building Code or alternative standards contained in this Code.

Residential use is defined as a living/sleeping space, kitchen, bathroom and closet areas. The minimum area of a live/work space shall be seven hundred fifty (750) square feet. The minimum areas dedicated to residential purposes shall comply with California Building Code sections 310.6 or 310.7 and section 41-404 of this Code.

(5) Prohibited uses. No hazardous activity such as, but not limited to, welding, open flame, or storage of flammable liquids shall occur in a live/work space without specific written approval from the fire department and the building official.

(Ord. No. NS-2335, § 1, 11-3-97)

(a) Exits.

(1) The occupant load of a live/work space shall be based upon one (1) occupant per three hundred (300) square feet. Two (2) exits shall be required from each space when the occupant load exceeds ten (10) people.

(2) Each live/work space above the second floor shall have access to two (2) stairway exits. An existing fire escape may be used as one (1) of the required exits, provided it complies with California Building Code Appendix Chapter 34. An operational test performed by the fire department is required prior to occupancy by any tenant.

(3) Mezzanine areas with more than two thousand (2,000) square feet require two (2) exits.

(4) The emergency egress from sleeping rooms, as required by California Building Code section 310.4, may be provided from openings located in the working space of a live/work unit, provided that the spaces are contiguous and located on the same story.

(b) Sleeping loft. The section of the live/work space designated as a sleeping area shall comply with current California Building Code requirements when the sleeping area encompasses seventy (70) square feet or more. Any loft area with less than seventy (70) square feet is not considered a habitable room and does not need to conform to California Building Code headroom and stairway requirements.

(c) Corridors. Existing corridors shall comply with California Building Code Appendix Chapter 34. New corridors shall comply with the current California Building Code.

(d) Sound transmission and energy conservation. Sound transmission control and energy insulation are not required.

(e) Light and ventilation. California Building Code section 310.5, regarding natural light and ventilation requirements for habitable spaces, shall apply to the actual habitable space provided.

(f) Toilet, shower and bath. Live/work spaces may share a code-required toilet, shower, or bath space, provided each live/work space has direct access to the toilet, shower, or bath from a public corridor.

(g) Plumbing. Where extensions of existing drain and vent lines are to be installed, plastic piping, complying with California Plumbing Code Section 701.1.2a, may be used. Sizing must comply with Table 7.5 of the California Plumbing Code. Where plastic piping is used, a sign shall be posted in each live/work space indicating plastic piping has been installed and cautioning against disposal of corrosive substances.

(h) Electrical.

(1) Electrical receptacle outlets shall be located throughout the live/work space in accordance with California Electric Code section 210.52.

(2) The kitchen and countertops shall be served by at least two (2) twenty (20) amp dedicated circuits.

(3) Each live/work space in an existing building shall be provided with a minimum of sixty (60) ampere service or feeder ampacity. Each tenant must have access to the over current protective devices serving that tenant space.

(4) If electrical comfort heating is provided, electrical calculations, based on section 8-667 of this Code, shall be required.

(i) Smoke detectors. Smoke detectors shall be installed throughout the live/work spaces in accordance with California Building Code section 310.9.

(j) Title 24 and ADA requirements. Disabled access requirements for live/work quarters located in the existing structures shall comply with Title 24, and the Americans with Disabilities Act (ADA).

(k) Elevators. Freight elevators may substitute for passenger elevators, if disabled access requirements or equivalent facilitation is approved by the building official.

(Ord. No. NS-2335, § 2, 11-3-97; Ord. No. NS-2522, § 69, 2-3-03)