Table of Contents



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 Proximity Types

Live-With Proximity Type

Live-Near Proximity Type

Live-Nearby Proximity Type

Live-WorkProject Types

Warehouse Conversion

Home Office


Courtyard Live-Work

Urban Loft Complex

High Density/Podium

Other Definitions Related to  Live-Work

Lifestyle Loft


Telework Center Coworking


Cohort Housing

Zero Commute Living

Zero Commute Housing



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


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


Chapter 5—Live-Work and Community: a Natural Marriage


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


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


Case Study: James Avenue Live-Work Compound


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


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


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


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


Noise & and Sound Transmission

Energy Conservation


Administrative Modification Requests (AMR’s)

Shell Construction

Building Code Issues by Project Type



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