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Home My WebLink AboutNS-2335 - Amending the Building and Zoning Portions of the Santa Ana Municipal Code to Allow Artists Live/Work Studios In Existing Commercial and Industrial Structures0'39 ORDINANCE NO. NS-2335 AN ORDINANCE OF THE CITY OF SANTA ANA AMENDING THE BUILDING AND ZONING PORTIONS OF THE SANTA ANA MUNICIPAL CODE TO ALLOW ARTISTS LIVE/WORK STUDIOS IN EXISTING COMMERCIAL AND INDUSTRIAL STRUCTURES THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: SECTION 1: That the Santa Ana Municipal Code is hereby amended by adding a section, to be numbered 8-2700, which said section reads as follows: ARTICLE XIV. LIVE/WORK UNITS Sec. 8-2700. General. Other provisions of this Code not withstanding, a structure located in a C3A zone and intended for use as a "live/work" community, as defined by Santa Ana Municipal Code ("SAMC") Section 41-101.5 shall conform with the provisions of this section. Purpose and Intent. The purpose of this division is to provide alternative building standards to assist and make feasible the reuse of existing buildings as combined living and working space for artists as allowed by Section 17958.11 of the California Health and Safety Code. CBC Compliance. Any items not addressed in this code shall comply with current California Building Code ("CBC") require- ments. Occupancy Classification. A live/work space shall be consid- ered as an R occupancy in accordance with CBC Section 310.1 The R occupancy need not be separated from the workspace of which it is a part. Live/work Space. One or more live/work spaces may be estab- lished in a building, provided the use or occupancy conforms to the requirements of the CBC or alternative standards contained in this code. Residential use is defined as a living/sleeping space, kitchen, bathroom and closet areas. The minimum area of a live/work space shall be 750 square feet. The minimum areas dedicated to residential purposes shall comply with CBC Sections 310.6 or 310.7, and SAMC Section 41-404. ORDINANCE NS-2335 Prohibited Uses. No hazardous activity such as, but not limited to, welding, open flame, or storage of flammable liquids shall occur in a live/work space without specific written approval from the Fire Department and the Building official. SECTION 2: That the Santa Ana Municipal Code is hereby amended by adding a section, to be numbered 8-2701, which said section reads as follows: Sec. 8-2701. Alternative Standards. Exits. The occupant load of an live/work space shall be based upon one occupant per 300 square feet. Two exits shall be required from each space when the occupant load exceeds 10 people. Each live/work space above the second floor shall have access to two stairway exits. An existing fire escape may be used as one of the required exits, provided it complies with CBC Appendix Chapter 34. An operational test performed by the Fire Department is required prior to occupancy by any tenant. Mezzanine areas with more than 2,000 sq.ft, require 2 exits. The emergency egress from sleeping rooms, as required by CBC Section 310.4, may be provided from openings located in the working space of a live/work unit, provided that the spaces are contiguous and located on the same story. sleeplng Loft. The section of the live/work space designated as a sleeping area shall comply with current CBC requirements when the sleeping area encompasses 70 sq. ft. or more. Any loft area with less than 70 sq. ft. is not considered a habitable room and does not need to conform to CBC headroom and stairway requirements. Corridors. Existing corridors shall comply with CBC Appendix Chapter 34. New corridors shall comply with the current CBC. Sound Transmission and Energy Conservation. Sound transmis- sion control and energy insulation are not required. Se Light and Ventilation. CBC Section 310.5, regarding Natural light and ventilation requirements for habitable spaces shall apply to the actual habitable space provided. Toilet, Shower and Bath. Live/work spaces may share a code- required toilet, shower or bath space, provided each live/work space has direct access to the toilet, shower or bath from a public corridor. ORDINANCE NS-2335 ~ 041 ]{eating. Comfort heating is not required. Pl-mhlng. Where extensions of existing drain and vent lines are to be installed, plastic piping, complying with California Plumbing Code ("CPC") Section 701.1.2, may be used. Sizing must comply with Table 7.5 of the CPC. Where plastic piping is used, a sign shall be posted in each live/work space indicating plastic piping has been installed and cautioning against disposal of corrosive substances. Electrical. Electrical receptacle outlets shall be located throughout the live/work space in accordance with California Electric Code ("CEC") Section 210-52. The kitchen and countertops shall be served by at least two 20 amp dedicated circuits. Each live/work space in an existing building shall be provided with a minimum of 60 ampere service or feeder ampacity. Each tenant must have access to the overcurrent protective devices serving that tenant space. If electrical comfort heating is provided, electrical calcula- tions, based on SAMC 8-667, shall be required. 10. Smoke Detectors. Smoke detectors shall be installed through- out the live/work spaces in accordance with CBC Section 310.9. 12. Tile Z4 and ADA Requirements. Disabled access requirements for live/work quarters located in the existing structures shall comply with Title 24, and the Americans with Disabili- ties Act ("ADA"). 13. Elevators. Freight elevators may substitute for passenger elevators provided that disabled access requirements or equivalent facilitation is approved by the Building Official. SECTION 3: That Santa Ana Municipal Code Section 41-404 is hereby amended to read as follows: 8eo. 4~-404. Use restrictions and development standards for live/work communities in the C3-A district. The following use restrictions and development standards apply to live/work communities in the C3-A district: (a) Residential use is permitted only in combination with individual studios in a manner which provides an inte- grated working and living environment. (b) Density shall not exceed 22 dwelling units per acre. 3 04Z ORIDNANCE NS-2335 (c) At least one off-street parking space shall be provided for each dwelling unit. (d) A live/work unit shall be at least 750 square feet in size. (e) The residential component of a live/work unit shall meet the following standards: (1) It shall have a space of at least 220 square feet. (2) It shall have access to separate bathroom facilities, including a water closet, a wash basin, and a bathtub or shower. (3) It shall have separate kitchen facilities including a kitchen sink, cooking appliances and refrigera- tor. All such facilities shall have a clear work- ing space of at least 30 inches in front. (4) It shall comply with all Housing Code requirements as modified by Section 8-2700 of this Code. (f) On-site laundry facilities are required if the total number of dwelling units exceeds five. SECTION 4: If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. SECTION 5: Neither the adoption of this ordinance nor the repeal hereby of any ordinance shall in any manner affect the prosecution for violation of ordinances, which violations were committed prior to the effective date hereof, nor be construed as affecting any of the provisions of such ordinance relating to the collection of any such license or penalty or the penal provision applicable to any violation thereof, nor to affect the validity of any bond or cash deposit in lieu thereof, required to be posted, filed or deposited pursuant to any ordinance and all rights and obligations thereunder appertaining shall continue in full force and effect. 4 ORDINANCE NS-2335 043 ADOPTED this ATTEST: 3rd e'C. Guy / ~J of the Council COUNCI~EMBERS: Pulido Aye Richardson Aye Espinoza Nay Franklin Aye Lutz Absent McGuigan Aye Moreno Nay day of November , 1997. guel A.~ Pulido yor TO FORM ~ar¥ A. She.~~ ~stant CERTIFICATE OF ORIGINALITY & PUBLICATION State of California County of Orange I, JANICE C. GUY, Clerk of the Council, do hereby certify the attached Ordinance No. ~- ~ ~ 3 D~ to be the original ordinance adopted by the City Council of the City of Sama Arm on //- ,.~ - ~' '7 ; and that said ordinance was published in accordance with the Charter of the City of Santa Aha. Date: /r,/.4,',/q'7 ~// -- ClerkoftheC6un~----/ City of Santa Aha ' 5