"Although the live-work concept is now accepted among progressive urban design and planning professionals, the specifics that define the term, and its application, remain sketchy. This encyclopedic work is sure to change that, providing the critical information that is needed by architects, planners and citizens." -Peter Katz, Author, The New Urbanism, and Planning Director, Arlington County, Virginia Live-Work Planning and Design is the only comprehensive guide to the design and planning of live-work spaces for architects, designers, and urban planners. Readers will learn from built examples of live-work, both new construction and renovation, in a variety of locations. Urban planners, developers, and economic development staff will learn how various municipalities have developed and incorporated live-work within building codes and city plans. The author, whose pioneering website, www.live-work.com, has been guiding practitioners and users of live-work since 1998, is the United States' leading expert on the subject.
Preface xi Acknowledgments xiii Chapter 1: Introduction: A Brief History and Description of Live-Work 1 The Modem and the Shipping Container 2 Zero Commute Living 4 Overview of Live-Work 5 Live-Work Types and Terminology 6 Live-Work Planning and Urban Design 6 The Role of Artists 7 Building Codes 7 Common Mistakes in Live-Work 8 Retrofitting Suburbia 8 Chapter 2: Defining Live-Work 10 Live-Work Use Types 11 Home Occupation 11 Live/Work 12 Work/Live 14 Live-Work Proximity Types 16 Live-With Proximity Type (Synonym: Loft) 17 Live-Near Proximity Type 17 Live-Nearby Proximity Type 18 Live-Work Project Types 19 Warehouse Conversion (District) 19 Home Office 20 Townhouse Project Type (Synonym: Shophouse) 21 Flexhouse Project Type: A Building that Learns 21 Courtyard Live-Work 22 Urban Loft Complex 23 High Density/Podium 24 Other Definitions Related to Live-Work 25 Lifestyle Loft (Synonym: Lawyer Loft) 25 Telecommuting 25 Telework Center (Synonym: Coworking) 25 Cohousing 25 Cohort Housing 26 Zero-Commute Living 26 Zero-Commute Housing 26 District 26 Neighborhood 26 Live-Work Neighborhood 27 New Urbanism 27 Smart Growth 27 Form-Based Coding 27 The Transect 27 Work-Use Intensities in Live-Work 28 Chapter 3: Designing Live-Work: Meeting Its Unique Needs 29 Genesis of Live-Work Design 29 User Needs and Live-Work Design 31 Project Types 34 Renovation versus New Construction 34 Rental versus For Sale 35 Artists Lofts versus Lifestyle Lofts 36 Work/Live and Home Occupation 36 Design Elements in Live-Work 37 Residential and Workspace Facilities 37 Level of Finishes in a Live-Work Unit 39 Accommodating and Relating to the Outside World 40 Employees 40 Walk-in Trade versus Client Visits by Appointment 40 Parking: Open Commercial Access versus Residential Privacy and Security 40 Design for Community 42 Making a Place That Is More than the Sum of the Number of Units 42 Common Residential Facilities 43 Coworking Space 43 Business Center 43 Other Common Work Facilities 43 Formal Community Types 44 Common Live-Work Unit Designs 44 Live-With Proximity Type 44 Live-Near Proximity Type 46 Live-Nearby Proximity Type 47 Other Unit Configurations 49 Development Types 49 Live- Work Renovation Development 49 Urban Infill Development 49 Greenfield Development 51 Design of Project Types 52 Project Type: Warehouse Renovation 52 Case Study: Willow Court 53 Case Study: Clocktower Lofts 55 Case Study: California Cotton Mills Studios 56 Project Type: Live-Work Courtyard Community 58 Case Study: South Prescott Village 59 Project Type: Flexhouse 59 Case Study: Serenbe 63 Case Study: The Waters 64 Case Study: Seaside 66 Case Study: Mount Laurel 67 Case Study: Hampstead 68 Case Study: Glenwood Park 68 Case Study: Pinetree Studios 69 The Urban Design of Townhouses and Flexhouses 71 Project Type: Housing over Retail and Live-Nearby 71 Case Study: Rosemary Beach 72 Case Study: Celebration 73 Project Type: Infill Lofts 73 Case Study: Yerba Buena Lofts 74 Project Type: Podium/High-Rise Liners, Flexhouses, and Lofts 75 Case Study: Liner Units at The Sierra 75 Chapter 4: The Market for Live-Work 77 Examining the Market for Live-Work 77 The End-User Market for Live-Work 78 The Developer/Investor Market for Live-Work 85 Case Study: The Lofts at Habersham 87 Marketing Live-Work 90 Norton Commons 90 The Basics of Marketing 91 Selling Live-Work 91 Marketing Materials 92 Marketing Communications 92 Conclusion 93 Chapter 5: Live-Work and Community: A Natural Marriage 94 Introduction Zero-Commute Living 95 Building Live-Work, Building Community: An Interview with Architect Thomas Dolan 96 Community Building with Live-Work 99 Neighborhood Scale 99 A Live-Work Neighborhood 100 A Complete Neighborhood 101 A Lifelong Community 101 Live-Work Building Types and Community 103 Design for Community in Multi-unit Live-Work Buildings 104 An Important Discovery: The Live-Work Courtyard Community 106 Case Study: Ocean View Lofts 107 Chapter 6: Live-Work Planning Issues and Regulatory Solutions 110 Introduction 111 Placemaking with Live-Work and Form-Based Codes 113 The Best Locations for Live-Work 118 Planning for Live-Work Types as Parsed by Work-Use Intensity 120 Home Occupation 120 Live/Work 121 Case Study: James Avenue Live-Work Compound 122 Work/Live 123 Planning for Live-Work Types as Parsed by Proximity Type 124 Live-With Proximity Type 124 Live-Near Proximity Type 125 Live-Nearby Proximity Type 127 Planning for Live-Work Types as Parsed by Project Type 128 Artists Work/Live Rental Renovation 128 Market Rate Live-Work Condominium Renovation 129 New Construction Lofts 130 The San Francisco Experience 130 Live-Work Courtyard Communities 133 Townhouse Live-Work 134 Flexhouse 134 Development Standards 136 Relaxed Development Standards 136 Work Uses Permitted 137 Employees and Walk-In Trade 137 New Construction versus Renovation 137 Separation of Functions 139 Maximum and Minimum Unit Size 139 Proportion of Live to Work Area 140 Open Space 140 Parking and Traffic 140 Loading 143 Noise and Odor Generation 143 Design Review 144 Inclusionary Zoning 144 Codes and Permitting Processes 144 Social Issues and Planning Responses 145 Warehouse Conversions and the SoHo Cycle 145 The New Urban Workplace 146 Rental versus Ownership 147 Imported NIMBYism and its Impact on Commercial and Industrial Districts 148 Residential Reversion 148 Work/Live in Vancouver 149 Disclosures, Covenants, Lease Clauses, and Nuisance Easements 149 Gentrification 150 Neighborhood Amenities 150 Neighborhood Revitalization 150 The Role of Artists in a City 151 Urban Live-Work Revitalization Stories 151 The Continuing Role of Artists and Others in the Evolution of Live-Work 154 Legalization of Illegal or Quasi-Legal Live-Work 156 Tribeca and Uptown: A Tale of Two Cities, Three Thousand Miles, and Forty Years Apart 156 Case Study: Dutch Boy Studios 160 Industrial Protection Zones 162 Do-It-Yourself Development 101, A Possible Scenario 163 Affordability 164 Compact, Pedestrian-Oriented Communities 165 Chapter 7: Live-Work Building Code Issues 167 Regulating This Strange Animal Called Live-Work 167 Overall Building Life Safety 168 Building Code Primer 169 Occupancy and Occupant Load Factor 168 Construction Type, Height, and Allowable Area 173 Wall Rating and Openings in Walls Near Property Lines 176 Exits/Means of Egress 177 Sprinklers 178 Fire Alarms and Smoke Detectors 179 Hazardous Occupancy 180 Lateral Forces, Seismic Standards, and Change of Occupancy 181 Floor Loads 183 Codes That Apply within Live-Work Units 183 Fire Separation within a Unit 183 Separation between Units and between Units and a Corridor 184 Emergency Escape and Rescue 184 Mezzanines and Sleeping Lofts 185 Habitability Issues: Minimum Residential Facilities 189 Noise and Sound Transmission 195 Energy Conservation 196 Accessibility 197 Administrative Modification Requests 197 Shell Construction 198 Building Code Issues by Project Type 198 Townhouse 198 Flexhouse 199 Home Occupation 199 New versus Renovation 199 Master Building Code Matrix 199 Chapter 8: Epilogue 200 Appendix A: Toward a Model Live-Work Planning Code 202 Use of Appendix A Tables 202 Work Uses Permitted 202 Work Use Intensities and Allowable Unit Areas 202 Live-Work Location and Project Types 207 Walk-in Trade and Employees by Location and Project Type 207 Live-Work Planning Topics, Objectives and Suggested Regulations 207 Appendix B: Model Live-Work Building Code System 213 2009 International Building Code Section 419 213 Building Code Provisions Not Spelled Out in IBC Section 419 213 Code Provisions that Apply in Live-Work Renovations Only 219 Artists Relaxations 219 Legalization Process 221 Shell Construction 221 Mixed Occupancy 221 Use of the Model Live-Work Building Code System 221 Appendix C: Live-Work Resources 223 Books 223 Web Sites 225 Endnotes 226 Index 227
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