A. Purpose. This Section provides location, development, and performance standards for live/work developments in compliance with Article 2 (Zoning Districts, Allowable Land Uses and Zone-Specific Development Standards).
B. Applicability.
1. The provisions in this Section shall regulate the conversion and new construction of live/work uses, where allowed by the applicable zoning districts.
2. Except as specifically provided in this Section, live/work projects shall be in compliance with the regulations of Article 2 (Zoning Districts, Allowable Land Uses and Zone-Specific Development Standards).
3. When live/work units are constructed as part of a mixed use development, the Mixed Use Development Standards shall supersede the regulations detailed in this Section.
4. Where an Owner-Participation Agreement, Disposition and Development Agreement, or Development Agreement with the City and/or Redevelopment Agency applies to a land parcel, and the provisions of such agreement differ from the Live/Work Development Standards, the provisions of the agreement shall prevail.
C. Use Regulations.
1. Permitted uses/occupations. The following uses/occupations are permitted in live/work units:
a. Accountant;
b. Architect;
c. Artist and artisan;
d. Attorney;
e. Computer software- and multimedia-related professional;
f. Engineer;
g. Fashion, graphic, interior and other designer;
h. Insurance, real estate and travel agent;
i. Photographer;
j. Psychologist/psychiatrist;
k. Other similar uses/occupations, as determined by the Director, may be permitted, provided that the allowed uses/occupations are permitted by the underlying zone.
2. Occupancy and Employees.
a. At least one of the full-time employees of the live work unit must be a full-time resident of the live/work unit and shall possess a valid Business Tax Certificate.
b. Only one residential area per unit shall be allowed.
c. The residential area shall not be rented separately from the working space.
d. No more than one employee, other than the resident(s) of the unit, shall be permitted on site at any given time in units that are less than or equal to 1,499 square feet.
e. No more than 2 employees, other than the resident(s) of the unit, shall be permitted on site at any given time in units that are greater than or equal to 1,500 square feet.
3. Business activity. None of the uses permitted shall be operated in an objectionable manner, due to fumes, odor, dust, smoke, gas, noise or vibrations that are or may be detrimental to properties and occupants in the neighborhood, and/or to any other uses and occupants on the same property.
4. Special and/or temporary events. Special and/or temporary events in live/work units shall be required to follow the permit process for special and/or temporary events contained in Chapter 17.520 (Temporary Use and Special Event Permits).
5. Covenant. A City-approved covenant shall be executed by the owner of each live/work unit, and shall include statements that the occupant(s) understand(s) and accept(s) he/she is living in a live/work unit and must operate a business from said unit. The covenant shall also set forth the required use conditions as described in this Section.
a. The residential component shall be contiguous with, and integral to, the working space, with direct access between the two areas, and not as a separate stand-alone dwelling unit.
b. Only one residential component per unit shall be allowed. The residential component space and the business component space shall only be used as one contiguous habitable space and, if rented, shall only be rented together as one tenant space.
c. Any lease between the owner and a tenant, or between a tenant and a subtenant, shall refer to the fact that the unit is subject to the above-referenced covenant.
d. A resident in any live/work unit shall operate a business from the unit, and shall possess a Culver City Business Tax Certificate in good standing for business activities conducted within the unit.
D. Development Standards.
1. Unit size and dimension. The minimum square footage of a live/work unit shall be 700 square feet.
3. Building setbacks. Same as those required by the underlying zone.
4. Building heights. Same as those required by the underlying zone.
5. Parking standards. Live/work developments shall comply with all requirements contained in Chapter 17.320 (Off-Street Parking and Loading).
6. Density. The density of a live/work project shall not exceed 35 units per acre or 1 unit per 1,245 square feet of lot area (43,560 square feet divided by 35 units equals 1,245 square feet).
7. Open space.
a. Each unit shall have a minimum of 50 square feet of common and/or private open space.
b. Common open space areas shall have a minimum dimension of 15 feet, which may include a combination of open space and adjacent setback area.
c. Private open space areas shall be at least 30 square feet and 5 feet in any direction, to the extent feasible.
d. Private and common open space requirements may be satisfied by a selection or combination of the following: atriums, balconies, courtyards, decks, gardens, gyms/exercise rooms, patios, playgrounds/tot lots, rooftop decks, patios and gardens, and swimming pools. The Director may approve similar amenities not listed above.
8. Signage. Signage for live/work units shall be limited to the following.
a. Window signs.
1) One window sign with a maximum dimension of 1 foot by 2 feet shall be permitted.
2) No sign permit shall be required for the one permitted window sign.
3) A glass door sign shall be considered a window sign.
4) Window signs shall be limited to individual letters and logos placed on the surface of the window or glass door.
5) No window sign on the outside of the window shall extend onto or over the perimeter window frames, mullions or building facade divisions of the window on which it is displayed.
b. Projecting/hanging signs.
1) One projecting/hanging sign with a maximum dimension of 1 foot by 2 feet shall be permitted.
2) A sign permit shall be required for the one permitted projecting/hanging sign.
3) Projecting/hanging signs shall be displayed perpendicular to the wall to which it is affixed.
4) The maximum distance between the wall and the outer edge of the sign shall be 3 feet, or if a paved sidewalk is below, 50% of the width of the sidewalk, whichever is less.
5) The minimum vertical clearance from the bottom of the sign to grade or to the sidewalk below, if applicable, shall be 8 feet, unless a greater clearance is required by the Building Official.
6) The maximum height of the sign shall be 15 feet above grade or from the sidewalk below, if applicable.
F. Performance Standards.
1. Light and ventilation. Adequate light and ventilation shall be provided for, and meet the California Building Code regulations in effect at the time of conversion or construction, as determined by the Building Official.
2. Sound transmission. Common walls and ceilings of live/work units shall be constructed or upgraded, using techniques to limit sound transmission as specified for residential uses by the California Building Code for new construction or equivalent in effect at the time of conversion or construction, as determined by the Building Official.
3. Minimum facilities. Each live/work unit shall have adequate kitchen facilities (sink, stove, and refrigerator hook-ups) and bathroom facilities (shower or bathtub, sink, and toilet).
4. Fire suppression and fire ratings for occupancy separations.
a. Permanently wired smoke detectors shall be installed, as required per the California Building Code or equivalent in effect at the time of conversion or construction.
b. Additional fire suppression equipment (e.g., alarm systems, sprinklers, extinguishers) shall also be provided, as required by the Building Official and the Culver City Fire Department.
c. There shall be a 2-hour occupancy separation between units.
5. Hazardous materials.
a. Flammable liquids, welding, open flame work or similar hazardous operations shall not be permitted in live/work units without specific written approval by the Culver City Fire Department.
b. Storage of hazardous materials necessary for work activities in live/work spaces may be stored in control areas per the California Building and Fire Codes or equivalent in effect at the time of conversion or construction, as determined by the Building Official and the Culver City Fire Department.
c. Exterior signage announcing said materials shall be installed and maintained per the California Building and Fire Codes or equivalent in effect at the time of conversion or construction, as determined by the Building Official and the Culver City Fire Department.
d. The control areas shall be approved as to construction and location by the Culver City Fire Department.
(Ord. No. 2005-007 § 1 (part); Ord. No. 2005-008 § 2 (part))