OPEN A CHICAGO BRICK & MORTAR BUSINESS
How to EASILY AVOID making ZONING MISTAKES in Chicago
It starts with CHECKing THE ALLOWED ZONING OCCUPANCY BEFORE YOU LEASE OR BUY any Retail, BUSINESS or mixed-use/commercial REAL ESTATE.
Finding the perfect retail space for your business in Chicago can be an exciting time. In order to ensure a smooth transition, it’s crucial to be aware of the complexities involved when making any changes to a site’s occupancy or zoning.
Many entrepreneurs make the mistake of assuming that they can move right into an empty ‘vanilla box’ space without considering the necessary permits and compliance requirements. In this blog post, we’ll explore common pitfalls and provide valuable insights to help you make informed decisions when leasing, renting, or purchasing a retail space in Chicago.
Navigating Occupancy Changes
When changing the occupancy use of an existing ‘vanilla box’ space, it’s essential to secure the necessary permit and approvals.
For example, if you find an empty retail space that was previously a restaurant and you plan to open a barbershop, you need to first confirm with the your architect that your business occupancy complies with the permitted uses for that building’s zoning. This process ensures that the space is suitable for your intended purpose, and prevents unnecessary complications down the line. For ex: you have a salon and want to move into a previous restaurant.
Zoning Considerations
Before finalizing a lease or purchase agreement, understanding zoning regulations is crucial. Always verify that the zoning laws permit the specific usage you have in mind for your business. This step is necessary not only in Chicago, but it’s common practice in other cities and states. Failing to comply with zoning requirements can lead to legal issues and hinder the success of your business.
SPECIAL USE + ZONING RELIEFS
If you’re not allowed as-of-right to have your business in that specific space, there are ‘special use categories’ as well as Zoning Reliefs — but these may take more time. Although, often times if your Zoning Occupancy doesn’t meet what’s allowed - you’ll need to complete a Zoning Change or another Relief, which can take months in addition to adding more money to your soft costs. In certain cases it can be more time and cost efficient to move forward with an ‘as-of-right’ location for your business.
why you need to hire an Architect for a retail build out
Hiring an experienced architect is absolutely necessary when making an occupancy change. An architect will be the one to design the plan in order to meet code compliance standards, while addressing the specific requirements of your business. Ideally, you want to work with a firm that is well-versed in commercial construction.
For instance, businesses like medical clinics, permanent makeup studios, or tattoo parlors may require sinks at each station. An architect can guide you through the necessary modifications you’ll have to take, in order to ensure that your new space meets all regulatory standards. Other issues, such as with restaurants, changing occupancies require an ADA layout upgrade in order to conform to typical standards.
Code Compliance and Accessibility
Changing occupancy use often triggers additional code compliance measures. It’s essential to consider accessibility requirements, especially for individuals with disabilities.
For example, providing ADA-compliant bathrooms and ensuring an accessible front entry may be necessary for your space. It’s worth noting, however, that some older buildings in Chicago may not initially meet these accessibility standards — which can make the required modifications both costly and challenging. Consulting with an architect from the start will help you assess the feasibility of such changes and find practical solutions.
Architectural Guidance and Decision-Making
Your architect plays a vital role in providing comprehensive guidance while transitioning your new retail space. Their expertise allows them to identify potential challenges, and advise you on the best course of action. In some cases, an architect may even recommend considering alternative locations that are already compliant with necessary accessibility standards, which will save you both time and money in the long run. Your architect will know the best steps to take in a commercial project.
STEP BY STEP guide to OPENING A ‘NEW’ PLACE OF LOCATION FOR YOUR BUSINESS
STEP ONE Hire an architect
Real estate agents may not always have accurate information about the zoning of a building. That’s why we advise hiring an architecture firm from the beginning of your project. Your firm will thoroughly check the zoning regulations for your proposed location, and may even consult with a Zoning Attorney to ensure that your business can legally operate at that site. For more details, you can visit the Business Affairs and Consumer Protection BACP website.
As a business owner your time is not only valuable but limited, yet obtaining the necessary zoning information can often times be a time consuming stress. That’s why it’s much more efficient to delegate the planning and construction work to experienced professionals like your architect and contractor from the start.
STEP TWO Plat of Survey
A Plat of Survey is a legal document required to be submitted for most construction projects. Typically you will obtain a Plat of Survey at closing, or from management. This document allows your architect to work through your project swiftly, and determine any foreseeable issues at this location.
STEP THREE submit Plat of Survey and general ideas to your Architect and let them run free
Talk to your architect about your interior design ideas, as well as the day to day tasks for your business. You should include key items such as:
employee count, tools, materials, equipment and appliances, your daily work flow per employee, and much more
An experienced commercial architect will ask you the necessary questions and considerations for your project. That way you can start working on project financing and lending in order to ensure the financial feasibility of your project.
STEP 4 Architectural and MEP Plans
After your architect creates the architectural plans, they will move on to the final construction plans - which almost always includes:
MEP (mechanical, electrical, plumbing) plans
Structural (occasionally)
other consultants (when necessary)
These plans will then be turned over to your general contractor (GC) and their subcontractors (subs).
The GC and subs will provide you with a Letter of Intent specifying that they will be completing the work. Additionally, these contractors will be ‘placed’ on your project’s permit. So if at some point you change contractors - you’ll need to complete an EPP [Easy Permit Process] in order to swap out any contractors later.
STEP FIVE Submit Drawings
Your Architect will submit their drawings and the necessary paperwork to the City of Chicago Department of Building & Zoning through an online process in order to ensure that your business location plans are properly completed per code.
STEP 6 Start Construction
Once the architect procures your building permit, the construction process can commence.
STEP 7 Project Management
While it’s possible to hire an architect manage your construction project, in many cases, a skilled general contractor and architect firm can effectively handle the project. For small to medium-sized construction projects, a dedicated project manager is often unnecessary.
STEP 8 Rough and Final Inspections
During construction, you’ll have ‘Rough’ and ‘Final’ Inspections. Your GC and subcontractors will need to be on location when the inspectors visit. The typical timeline is 2-6 weeks per inspection request.
Ideally, your GC will complete all of the ‘rough’ construction work — such as underground plumbing, masonry, framing. Once all the ‘rough’ work is done, the GC or subcontractor (Electrician, Mason, Plumber, HVAC) will then request all of the necessary inspections.
Some of those inspections can include:
PLUMBING
ELECTRICAL
HVAC
NEW CONSTRUCTION AKA FRAMING
Once the ‘rough’ inspection is APPROVED by the City of Chicago Inspectors - your GC can move on to ‘final inspection’ scope of work. Meaning, they complete all of the finishes, such as tile, drywall, light installs, etc.
STEP NINE additional inspections + certificates
After all trades, rough, and final inspections are approved, you will receive sign off on the APPROVED Building Permit. Keep in mind that some licenses will require a pre-license inspection by the BACP (Business Affairs and Consumer Protection), the Chicago Department of Public Health, Chicago Department of Buildings and/or other City departments.
Depending on the nature of your business, you can request the inspections from the BACP. These inspections vary by necessity, and encompass a range of areas specific to your business type — such as health, fire safety, liquor licensing, and others.
Additionally, you’ll need to get your final ‘Certificate of Occupancy’ which specifies how many people are allowed in your location at a time.
STEP TEN — additional permitting
Items such as sidewalks, signage, and outdoor dining - all require additional permitting.
For anything in the public way, visit here for more details.
For Sign Permits, visit here for more details.
For Chicago Business Licensing, visit here for more details.
restaurant design — mixed-use zoning
Final Thoughts
When it comes to designing a retail space in Chicago, understanding the complexities of occupancy changes and zoning regulations is crucial. Failing to navigate these correctly can lead to costly time delays, and even financial setbacks for your business.
Always make sure that your location’s zoning allows for your desired usage, and engage with an architect early on in the process in order to ensure that you’re following both code compliance, and meeting accessibility standards.
Opening a business or new business location is difficult enough - let BLDG PROJECTS take the additional pressure off of your plate and create an amazing design where you and your employees can flourish in your best environment.
By conducting thorough research, seeking professional guidance, and considering the examples mentioned above, you can avoid simple mistakes and pave the way for a successful transition into your new retail space. Contact BLDG Projects today for more information.
Additional RESOURCES FOR OPENING A BUSINESS IN CHICAGO
https://www.chicago.gov/city/en/depts/bacp/provdrs/business_support_tools.html
