The purpose of this section is to provide for and make feasible
the reuse of commercial and industrial buildings on the Register of
Structures of Historic or Architectural Merit in Claremont by adopting
building code standards for work/live units as contemplated by Section
17958.11 of the California Health and Safety Code.
(05-03)
A work/live unit is an area comprised of one or more rooms that
contains adequate working space in, adjacent to, or near the unit
regularly used by persons residing therein, and that meets basic habitability
requirements including the provision of (1) kitchen facilities; (2)
bathroom facilities, including a shower or tub; and (3) an approved
heater.
(05-03)
A.
Planning Approval Required. Work/live units shall be permitted,
subject to the provisions of this ordinance, in zoning districts which
allow work/live as a permitted or conditionally permitted use.
B.
Building Permit Required. No building or unit shall be occupied
as work/live unless a building permit permitting work/live occupancy
has first been obtained from the Building Department.
C.
Business License Requirement. No work/live unit shall be occupied
without obtaining an appropriate business license in accordance with
the City Code.
D.
Occupancy Violation. Whenever any portion of a building designated
as work/live is being used contrary to the provisions of this Code,
the Building Official may order such use discontinued within the unit
or specified portion of the building. Provided the violation is not
life threatening to the occupants within the building, the occupants
shall discontinue the use within seven days after the receipt of such
notice, as prescribed by the City Building Official, to make the structure,
or portion thereof, comply with the requirements of this Code.
(05-03)
A.
Work/live
units may be located in upper stories, in below grade basements, or
within the first floor of eligible commercial and industrial buildings.
B.
The
minimum area of a work/live unit shall be 750 square feet. An individual
work/live unit shall contain adequate working space.
C.
The
residential occupancy in any work/live unit shall not exceed two persons.
D.
Any
building converted or partially converted to work/live units shall
retain its commercial or industrial occupancy classification for purposes
of calculating impact fees.
E.
The
life-safety requirements for dwelling units contained in the Uniform
Building Code appendix entitled "Life-Safety Requirements for Existing
Buildings Other Than High-Rise Buildings" shall apply to all work/live
units.
F.
Modifications
which create a life-safety hazardous condition shall not be authorized
by the City of Claremont Building Official.
G.
The
Building Official shall have the power to render interpretations of
and enforce rules and supplemental regulations in order to clarify
the application of work/live provisions. Such interpretations, rules
and regulations shall be in conformance with the intent and purpose
of this chapter.
H.
Storage
of flammable or combustible liquids or materials shall be subject
to the following limitations and requirements:
1.
The
allowable quantities of flammable or combustible liquids, as defined
in the California Fire Code, in a work/live unit shall have the following
limitations:
|
a.
|
Class I-A
|
None
|
|
b.
|
Class I-B and I-C
|
1 gallon
|
|
c.
|
Class II
|
5 gallons
|
|
d.
|
Class III
|
5 gallons
|
|
e.
|
Combined Total
|
11 gallons
|
2.
A
permit must be obtained by the Fire Department for quantities in excess
of the above allowable amounts.
3.
All
flammable and combustible liquids shall be stored in approved safety
containers.
4.
Smoking,
open flames or other sources of ignition shall not be located with
25 feet of any flammable or combustible liquids.
5.
The
use of any welding equipment, open flame work or similar hazardous
operations shall require approval by the Fire Department.
(05-03)
All work/live units, including any alteration to a work/live
unit, shall be required to meet the minimum lifesafety standards as
set forth below. Unless otherwise referenced in this chapter, prevailing
code requirements for commercial buildings shall apply to work/live
units.
A.
Each
work/live unit shall be provided a primary entry from common areas
such as hallways, corridors, and/or exterior portions of the building,
such as courtyards, breezeways, parking areas and public spaces. Each
work/live unit above the first floor shall be provided with access
to two stairway exits.
B.
Where
any unit containing a work/live occupancy is adjacent to any other
unit containing a separate work/live occupancy, such units shall be
separated by one-hour fire-resistive floors and walls, except as may
be otherwise required by prevailing code for area separation walls.
Exception: If two or more work/live units are combined into a single
suite, then the partition walls and floors do not need to be fire
rated.
C.
Each
work/live unit shall have one open-able window accessible for exiting
with not less than a 20-inch by 30-inch opening and not more than
44 inches from finished door, or a second exit door.
D.
All
work/live units shall be provided with single-station smoke detectors.
Smoke detectors shall receive their primary power from the building's
wiring system, and be provided with battery back-up. Detectors shall
be installed in accordance with approved manufacturer's instructions.
Smoke detectors shall be mounted on the ceiling at a point centrally
located in the residential portion of the unit and in each sleeping
room separated by floor to ceiling walls. In the working area of the
work/live unit, one hardwired smoke detector shall be centrally located
on the ceiling. Where the working area is subdivided into separate
rooms by floor to ceiling walls, one smoke detector shall be installed
on the ceiling of each workroom.
E.
Fire
sprinklers and fire alarm systems shall be installed. Design and installation
shall comply with prevailing code for commercial occupancy.
F.
Any
building containing work/live units shall have an approved sign posted
in a conspicuous location at each entrance to the building indicated
such to Fire Department personnel. The sign shall be constructed of
durable, weatherproof material with a red "A" on a white background
shall be placed in the lower quadrant. The height of the sign shall
be a minimum of 10 inches. The "A" shall be a minimum of four inches.
G.
Each
work/live unit shall meet residential standards per the prevailing
electric code for electrical and for load calculations. A minimum
of one receptacle outlet for every 12 feet of linear wall measured
horizontally of each work/live unit shall be provided.
H.
Walls
separating work/live units shall have a minimum Sound Transmission
Class of 50.
I.
Work/live
units shall provide minimum natural light requirements of six square
feet of window area for every 600 square feet of floor space. Otherwise,
work/live units shall comply with commercial light and ventilations
standards, provided that no life-safety hazard is created.
J.
For
the purposes of determining the minimum number of persons for which
the building exiting system must be designed, an occupancy load factor
of one person per 300 square feet shall be used for areas used for
residential purposes and one person per one hundred (100)square feet
for areas used for business purposes.
K.
Stairways
serving a mezzanine or second level of a work/live unit shall comply
with prevailing code; stairs are to have an eight-inch maximum rise,
a nine-inch minimum run, and a 36-inch minimum width. Exception: for
private stairways, mezzanines of less than 400 square feet may be
accessed by spiral stairways as permitted by prevailing code or by
other stairways with a minimum rise and run as required for spiral
stairs: a nine-and-one-half-inch maximum rise and a seven-inch minimum
run. Private stairways and mezzanines shall have a guardrail of 36
inches minimum height.
L.
Each
work/live unit shall have a kitchen area consisting of a sink, cooking
facilities, and garbage disposal.
M.
Each
work/live unit shall have sanitation facilities consisting of a toilet,
lavatory, shower and/or bathtub.
N.
Each
work/live unit shall have an approved UL listed heating system capable
of maintaining a room temperature of 70 degrees Fahrenheit at a point
of three feet above the floor in the residential portion of the unit.
O.
Habitable
space shall have a dimension of not less than seven feet, except as
otherwise permitted under residential requirements for sloped ceiling
heights.
P.
All
work/live units shall have access to an ADA accessible restroom, either
public or common on an accessible path of travel from the unit, or
located within each work/live unit.
Q.
The
following percentage of all work/live units within the building must
have ADA-adaptable restrooms:
|
Number of Work/Live Units
|
ADA-adaptable Restrooms
|
|---|---|
|
5—12
|
1
|
|
13—20
|
2
|
|
21 or more
|
2, plus 1 for each additional 7 work/live units
|
R.
Adaptable
restrooms shall be designed and equipped to be ADA compliant as follows:
(05-03)
