Vallejo Municipal Code Ch. 16.324 Live/Work Units

Live/work units are a commercial use that include residential accommodations incidental to a commercial, artisan, or other permitted non-residential use that are allowed subject to compliance with the requirements of this chapter.

A. Development Standards.

1. Size. The minimum unit size is seven hundred fifty square feet.

2. Layout. No more than a third (thirty three percent) of any unit shall be used for exclusive residential purpose such as sleeping area, kitchen, bathroom and closet areas including full cooking and bathing facilities complying with the California Building Code. The rest of each unit shall be reserved and regularly used for workspace.

3. Separation. Each live/work unit shall be separated from other live/work unit and from other uses in the building.

4. Entrance. Each unit shall have a separate entrance that is clearly identified to provide for emergency services. Access to individual live/work units shall be provided from common access areas, common halls or corridors, or directly from the exterior of the building.

5. Studios. Live/work units shall be designed to accommodate commercial or industrial uses conforming to the Group B occupancy classification under the California Building Standards Code and as evidenced by the provision of ventilation, interior storage, flooring, and other physical improvements of the type commonly found in exclusively commercial or industrial facilities used for the same work activity;

6. Location of Residential Use. No part of the residential area of the live/work unit shall be located in the front portion of the ground floor.

7. Required Buffer. Where the side or rear yard of a live-work unit abuts a residential zoning district, those side or rear yards shall be screened from uses in that residential zoning district with an opaque screen in accordance with Section 16.505.09, Types of Landscape Screening.

B. 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 zoning district, except that, 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 uses that may be hazardous to the health or safety of persons living or working in the unit or other unit in the building.

1. Prohibited uses include, but are not limited to, those with the potential to create significant impacts 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.

2. No toxic, explosive, flammable, combustible or corrosive materials are to be stored or used on the site in quantities or in a manner that violates any provision of the Uniform Fire Code. No etiologic or radioactive materials shall be used or stored on the site at any time.

3. No mechanical equipment shall be used which generates noise higher than the noise standards established for residential uses in Section 16.502.10, Noise.

4. There shall be no outside operations, outside storage or outdoor display of materials or products.

5. The director may require the discontinuance of a work activity in a live/work unit with residence if as operated or maintained there has been a violation of any applicable condition or standard.

6. The director shall have the authority to prescribe additional conditions and standards of operation for any category of work activity in an artist's studio with residence including the provision of additional parking to accommodate employees who do not live on the premises, customers, or clients.

C. Permits and licenses required.

1. A zoning compliance review as prescribed in Chapter 16.603, Zoning Compliance Review is required to establish a live/work unit in districts where they are permitted. A minor use permit as prescribed in Chapter 16.606, Minor and Major Use Permits shall be required to establish a live/work unit in other districts allowed.

2. All necessary building permits shall be obtained prior to the use of the space for residential occupancy.

3. The property owner shall record a covenant, prior to the issuance of a building permit, ensuring that the provisions of this chapter are continually adhered to and that the live-work unit remains consistent with this code.

4. Business License Required. At least one occupant of each live/work unit shall maintain a current city of Vallejo business license for a business located in that unit.