Live/Work and Work/Live Units in Concord
Live/work and work/live units are permitted in several zoning districts in the City of Concord, primarily requiring either an Administrative Permit (AP) or a Use Permit (UP) depending on the specific district and the nature of the project. These units are intended to integrate business activities with residential occupancy, subject to specific design, size, and occupancy limitations intended to maintain compatibility with surrounding land uses.
Allowed Districts and Permit Requirements
The following table outlines the zoning districts that allow live/work or work/live units and the corresponding planning permit required for their establishment.
| Zoning District | Land Use Classification | Permit Required |
|---|---|---|
| RL (Residential Low Density) | Live/Work Unit | Use Permit (UP) |
| RM (Residential Medium Density) | Live/Work Unit | Use Permit (UP) |
| RH (Residential High Density) | Live/Work Unit | Use Permit (UP) |
| NTS (North Todos Santos) | Live/Work Unit | Administrative Permit (AP) |
| PQP (Public/Quasi-Public) | Work/Live Unit | Minor Use Permit (MP) |
Note: For specific projects in the IMX (Industrial Mixed-Use) district, live/work units are also allowed, as established in the use classification tables [Section 18.25.030].
General Requirements for Live/Work and Work/Live Units
The City of Concord defines a "live/work unit" as a unit functioning predominantly as living space with incidental work-related activities, while a "work/live unit" functions predominantly as workspace with incidental residential accommodations [Section 18.200.110].
All live/work and work/live projects must comply with the following standards:
- Prohibited Activities: These units may not be used in conjunction with adult-oriented businesses, vehicle maintenance or repair, the storage of flammable liquids/hazardous materials beyond standard residential levels, welding, machining, or any open flame work [Section 18.200.110].
- Minimum Floor Area: The minimum net total floor area for a live/work or work/live unit is 1,000 square feet [Section 18.200.110].
- Integration of Space: Living and working spaces must be integrated within the same structure. In work/live units, no more than 50 percent of the floor area may be exclusively reserved for living space [Section 18.200.110].
- Separation: Each unit must be separated from other units and other uses in the building via common access areas, corridors, or halls [Section 18.200.110].
- Open Space: A minimum of 200 square feet of private or common usable outdoor recreation or landscape open space must be provided for each unit [Section 18.200.110].
Performance and Operational Standards
The City of Concord requires that business operators in live/work or work/live units reside within the unit [Section 18.200.110]. Additionally, the following operational requirements apply:
- Rental Restrictions: No portion of the unit may be rented separately as a commercial space to a non-resident or as a residential space to a non-worker [Section 18.200.110].
- Nonresident Employees: Up to two persons who do not reside in the unit may work there, unless otherwise approved by a minor use permit or use permit [Section 18.200.110].
- Notice to Occupants: Property owners or developers must provide written notice to all occupants that the surrounding area may be subject to commercial/industrial activity noise, dust, or fumes [Section 18.200.110].
Sections Cited
- Section 18.20.030 (Definitions)
- Section 18.25.030 (Allowable land uses and permit requirements)
- Section 18.200.110 (Live/work or work/live units)