Moving into a commercial Space? Here's what you need to know.

Opportunities and Challenges in Repurposing Commercial Spaces
The closure of big-box stores and a general softening in the commercial property market have created opportunities for upstart businesses. Opportunities for Denver commercial remodeling or construction have grown due to store closures. Many are now considering moving into these vacant spaces. However, not all commercial properties are suitable for every type of business. This mismatch often puts new businesses and even churches in a tough spot. They may rush to move into large, open-space commercial properties, only to face building department issues they never anticipated. And unfortunately, these are often problems a commercial realtor doesn't mention during the lease signing.

Consider a small church looking to establish itself in a commercial property. A similar scenario might involve opening a coffee shop in a strip mall or setting up a specialized grocery store in a former big-box store. The open space is appealing. It’s affordable, and at first glance, it seems like an easy move-in. But then, the building department steps in, requiring a certificate of occupancy or even a change-of-use permit. What’s going on? You might not be doing any renovations, so why is the building department involved?​

The reasoning lies in building codes, which aim to protect the public based on the number of people a space might hold and how familiar those people are with the building. Even though spaces like restaurants, nightclubs, and offices may all appear similar, the building department views them differently due to their usage and associated risks. 

Why Building Codes Matter
Building codes carefully consider two main factors:

1. ​Occupancy Volume: How many people might gather in the space at any one time?
2. Familiarity of Occupants: How well people in the space are likely to know the layout, such as the location of stairways and exits.

For instance, in an office building filled with cubicles, workers are usually familiar with the building. They know where stairwells are and how to exit. But a nightclub presents a different situation. Guests are packed tightly into the space and, since they don’t frequent the venue as employees might, they often aren’t as familiar with the exits.

To address these differences in usage, building codes categorize spaces into different "use groups." When a commercial space changes occupants, it may also shift into a new use group, potentially increasing safety requirements.

Example 1: Church Moves Into a Big Lots
Imagine you’re a church planning to move into a 20,000-square-foot former Big Lots space located next to a Starbucks. The open space, high ceilings, and reasonable rent are naturally appealing.

But here’s the challenge. Big Lots was previously categorized as an M-Use (Mercantile). This classification assumes aisles and limited foot traffic, with perhaps 300 people using the space at a time. Without sprinklers, this use group allows the building to be up to 23,000 square feet.

Your church, however, falls under the A-3 (Worship Assembly) classification. This category accounts for a much greater occupancy, possibly up to 3,000 people. Because of this, the building code limits the size of the space to 9,500 square feet. Additionally, your neighbor, Starbucks, is classified as a B-Use (Business). When it was next to Big Lots, no fire separation was required. But with your new A-3 use, the building code mandates a two-hour fire separation wall, which is a significant undertaking.

While this example may seem extreme, it highlights how transitioning between building use groups introduces complexities that require expert guidance. Whether in Denver, Aurora, or elsewhere, businesses in need of professional assistance for such transitions often look to architects familiar with local codes.

The Role of an Architect in Navigating Building Codes
At JDC Architecture and Design, we understand that navigating the complexities of building codes can feel overwhelming when securing a new commercial space. That’s where we come in. Our team specializes in identifying solutions that bridge the gap between your vision and the requirements set by local regulations.

With our deep expertise, we know the tricks and strategies to overcome challenges you might face. Whether it’s adjusting layouts, recommending cost-effective modifications, or finding creative ways to use existing features to meet code requirements, we are here to guide you at every step. Our proactive approach ensures potential issues are addressed early, saving you time, money, and stress.

Whether you’re moving a church into a former retail space, opening a coffee shop in a strip mall, or establishing another type of business in Denver or Aurora, we highly recommend letting us preview your potential property. By assessing it during the search phase, we can help you make informed decisions that align with both your goals and local building codes.

At JDC Architecture and Design, we ensure your new space is safe, compliant, and ready for success. Our remodeling and renovation services are tailored to meet both your design and urban planning needs. Before making your next big move, contact us to see how we can help bring your vision to life while navigating all the necessary regulations.