Preface
Acknowledgments
Chapter 1—Introduction: a Brief History and Description of Live-Work
Zero Commute Living
The Modem and the Shipping Container
Overview of Live-Work
Live-Work Types and Terminology
Live-Work Planning and Urban Design
The Role of Artists
Building Codes
Common Mistakes in Live-Work
Retrofitting Suburbia
Chapter 2—Defining Live-Work
Live-Work Use Types
Home Occupation
Live/Work
Work/Live
Live-Work Proximity Types
Live-With Proximity Type
Live-Near Proximity Type
Live-Nearby Proximity Type
Live-WorkProject Types
Warehouse Conversion
Home Office
Flexhouse
Courtyard Live-Work
Urban Loft Complex
High Density/Podium
Other Definitions Related to Live-Work
Lifestyle Loft
Telecommuting
Telework Center Coworking
Cohousing
Cohort Housing
Zero Commute Living
Zero Commute Housing
District
Neighborhood
Live-Work Neighborhood
New Urbanism
Smart Growth
Form-Based Coding
The Transect
Work-Use Intensities in Live-Work
Chapter 3—Designing Live-Work: Meeting Its Unique Needs
The Genesis of Live-Work Design
User Needs and Live-Work Design
Project Types
Renovation versus New Construction
Rental versus For-Sale
Artists’ Lofts versus Lifestyle Lofts
Work/live and Home Occupation
Design Elements in Live-Work
Residential and Workspace Facilities
Level of Finishes in a Live-Work Unit
Accommodating and Relating to the Outside World
Employees
Walk-in Trade versus Client Visits by Appointment
Parking: Open Commercial Access versus Residential Privacy and Security
Design for Community
Making a Place That Is More Than the Sum of the Number
of Units
Common Residential Facilities
Coworking Space
Business Center
Other Common Work Facilities
Formal Community Types
Common Live-Work Unit Designs
Live-With Proximity Type
Live-Near Proximity Type
Live-Nearby Proximity Type
Other Unit Configurations
Development Types
Live- Work Renovation Development
Urban Infill Development
Greenfield Development
Design of Project Types
Project Type: Warehouse Renovation
Project Example: Market Rate Condominium Renovation
Case Study: Willow Court
Case Study: Clocktower Lofts
Project Example: Artists’ Work/Live Rental Renovation
Case Study: California Cotton Mills Studios
Project Type: Live-Work Courtyard Community
Project Example: Live-Work Courtyard Community
Case Study: South Prescott Village
Project Type: Flexhouse
Project Examples: A Brief Survey of New Urbanist Flexhouse Live-Works
Case Study: Serenbe
Case Study: The Waters
Case Study: Seaside
Case Study: Mount Laurel
Case Study: Hampstead
Case Study: Glenwood Park
Case Study: Pinetree Studios
Sidebar: The Urban Design of Townhouses and Flexhouses
Project Type: Housing Over Retail And Live-Nearby
Case Study: Rosemary Beach
Case Study: Celebration
Project Type: Infill Lofts
Case Study: Yerba Buena Lofts
Project Type: Podium/High-Rise Liners, Flexhouses, And Lofts
Case Study: Liner Units at The Sierra
Chapter 4—the Market for Live-Work
Examining the Market for Live-Work
The End-User Market for Live-Work
The Developer/Investor Market for Live-Work
Case Study: The Lofts at Habersham
Marketing Live-Work
Case Study: Norton Commons
Case Study: Hammond’s Ferry near Augusta, Georgia
The Basics of Marketing
Selling Live-Work
Marketing Materials
Marketing Communications
Conclusion
Chapter 5—Live-Work and Community: a Natural Marriage
Introduction
Sidebar: Building Live-Work, Building Community: An interview with Architect Thomas Dolan
Zero-Commute Living
Community Building with Live-Work
Neighborhood Scale
A Live-Work Neighborhood
A Complete Neighborhood
A Lifelong Community
Live-Work Building Types and Community
An Important Discovery: The Live-Work Courtyard Community
Case Study: Ocean View Lofts
Chapter 6—Live-Work Planning Issues and Regulatory Solutions
Introduction
Placemaking with Live-Work and Form-Based Codes
The Best Locations for Live-Work
Planning for Live-Work Types as Parsed by Work-Use Intensity
Home Occupation
Live/Work
Case Study: James Avenue Live-Work Compound
Work/Live
Planning for Live-Work Types as Parsed by Proximity Type
Live-With Proximity Type
Live-Near Proximity Type
Live-Nearby Proximity Type
Planning for Live-Work Types as Parsed by Project Type
Artists’ Work/Live Rental Renovation
Market Rate Live-Work Condominium Renovation
New Construction Lofts
Sidebar: The San Francisco Experience
Live-Work Courtyard Communities
Townhouse Live-Work
Flexhouse
Development Standards
Relaxed Development Standards
Work Uses Permitted
Employees and Walk-In Trade
New Construction versus Renovation
Separation of Functions
Maximum and Minimum Unit Size
Proportion of Live to Work Area
Open Space
Parking and Traffic
Noise and Odor Generation
Inclusionary Zoning
Codes and Permitting Processes
Social Issues and Planning Responses
Warehouse Conversions and the SoHo Cycle
Sidebar: The New Urban Workplace
Rental versus Ownership
Imported NIMBYism and its Impact on Commercial and Industrial Districts
Residential Reversion
Sidebar: Work/Live in Vancouver
Disclosures, Covenants, Lease Clauses, and Nuisance Easements
Neighborhood Amenities
Neighborhood Revitalization
Sidebar: Urban Live-Work Revitalization Stories
The Role of Artists in a City
The Continuing Role of Artists and Others in the Evolution of Live-Work
Sidebar: Tribeca and Uptown: A Tale of Two Cities, Three Thousand Miles and Forty Years Apart
Legalization of Illegal or Quasi-legal Live-Work
Case Study: Dutch Boy Studios
Forms of Ownership
Sidebar: Do -It-Yourself Development 101, A Possible Scenario
Industrial Protection Zones
Affordability
Compact, Pedestrian-Oriented Communities
Chapter 7—Live-Work Building Code Issues
Regulating This Strange Animal Called Live-Work
Sidebar: A Building Code Primer
Overall Building Life Safety
Occupancy and Occupant Load Factor
Construction Type, Height, and Allowable Area
Height, Number of Stories, and Allowable Area Example
Wall Rating & and Openings in Walls nNear Property linesLines
Exits/Means of Egress
Sprinklers
Fire Alarms and Smoke Detectors
Hazardous Occupancy
Lateral Forces, Seismic Standards, and Change of Occupancy
Floor Loads
Codes That Apply within Live-Work Units
Fire Separation within a Unit
Separation between Units and between Units and a Corridor
Emergency Escape & and Rescue
Mezzanines & and Sleeping Lofts
Habitability Issues: Minimum Residential
Facilities
Noise & and Sound Transmission
Energy Conservation
Accessibility
Administrative Modification Requests (AMR’s)
Shell Construction
Building Code Issues by Project Type
Townhouse
Flexhouse
Home Occupation
New Vs.versus Renovation
Master Building Code Matrix
Chapter 8—Epilogue
Appendix A—Towards a Model Live-Work Planning Code
Use of Appendix A Tables
Work Uses Permitted
Work Use Intensities and Allowable Unit Areas
Live-Work Location and Project Types
Walk-in Trade and Employees by Location and Project Type
Live-Work Planning Topics, Objectives and Suggested Regulations
New Urbanist Town Centers and Revitalized Urban Neighborhoods
Gentrification and The SoHo Cycle
Use Conflicts and Compatibility
New vs. Renovation and Ownership vs. Rental
Affordability and Revitalization
Spontaneous Live-Work and Legalization
Development Standards
Design Review Standards that Encourage Interaction
Parking, Loading, and Traffic
Charts: Type, Location, etc.
Administration[AU: As intended? (Don’t abbreviate in the TOC.)]/Coordination
Appendix B — a Model Live-Work Building Code System
2009 International Building Code Section 419
Building Code Provisions Not Spelled-Out in IBC Section 419
Code Provisions that Apply in Live-Work Renovations Only
Artists’ Relaxations
Legalization Process
Shell Construction
Mixed Occupancy
Use of the Model Live/work Building Code System
Appendix C — Live-Work Resources
Books
Websites