Interior Remodels & Reusing Existing Buildings
Reusing an existing building has different code requirements than a new building. Instead of using the Minnesota Building Code, design professionals are directed to use the Minnesota Conservation Code for Existing Buildings. This code book has three distinct and separate code paths which could be followed.
The design professional in charge of the project is required to guide the Plans Examiner through what path is taken in the Conservation Code:
- Prescriptive Compliance Method,
- Work Area Compliance Method
- or Performance Compliance Method.
Once a compliance method is chosen, the design professional should not wander into the other methods in the code book. Each of these may send the design professional to the Minnesota Building Code. This especially true for Life Safety items such as sprinklers and alarms.
All commercial building projects need multiple submissions when applying for the permit on ePlace. The Commercial Comprehensive checklist shows what is needed on the first page and has details requirements on the second page. Your design professional can schedule your pre-review meeting to help with a more efficient plan review process. All items which may be needed for a complete submission can be found on the document library.
Before committing to the purchase or lease of an existing building for your business, you need to know whether you can use the building for the purpose you intend. If the use is allowed, sometimes the building code will require some repair or alterations to make the building safer, accessible, and energy efficient. This is intended to be a concise guide through the very early planning phase of moving a business into an existing building in Duluth. It focuses on the land use and building code related questions you need to ask before making a financial commitment to a specific location. Understanding the costs and implications of complying with state and local regulations will better equip you to decide whether the building or space is the right fit for your business. It is good to find out what the last approved use was for a building that you are considering using as this may affect zoning and building code requirements.
These permits do not need as much as a change of occupancy permit. A simple floor plan and a simple code summary is usually all that is needed for this type of permit. Of course, this all depends on the scope of work for the project. Have your design professional reach out to us if there are any questions.
A Change of Occupancy has specific requirements as spelled out by the Minnesota Building Code. These types of projects are complicated and almost always need a design professional. While you will need to ask almost all of the same questions needed for reusing an existing building, this all depends on the scope of work. Change of Occupancy projects would have Accessibility requirements in addition to the building code requirements. The Commercial Energy code may also need to be addressed in the plan set, depending on the scope of work.
Research the Building
Zoning regulations are local rules about what uses are allowed at a property and other things like parking requirements, landscaping requirements, trash and mechanical equipment screening, lighting, and sometimes exterior building design aesthetics. You can read Duluth’s zoning regulations, the Unified Development Chapter (UDC), at Planning and Developments website.it stipulates what kinds of businesses and residences can be located in each area of the city by establishing zoning districts. Allowed uses sometimes change from block to block or even lot to lot within a block, so you always need to ask these questions for the specific location you are considering.
- What is the zoning district for this location?
- Is my business allowed in this zoning district?
- Are special zoning approvals required? Can these be handled administratively or is this a Planning Commission or City Council decision?
Building Code Information helps establish what types of occupancies are allowed in an existing building. What is the Construction Type of the building according to Minnesota Building Code?
- What is the Occupancy Classification in the building according to Minnesota Building Code?
- Is the building sprinkled? Does it need to be for the proposed use?
- Are special zoning approvals required? Can these be handled administratively or is this a Planning Commission or City Council decision?
Accessibility Information building owners are obligated to comply with ADA regulations for Accessibility. Here is Minnesota we address accessibility through the Minnesota Accessibility Code.
- Does the building have accessible bathrooms?
- Is there an accessible route into the building or tenant space?
- Can changes be made to the building to make these items accessible?
Data Requests allow citizens information on properties in a single request from the City Clerks office you can request information needed for a property. Please provide a list of the information you are seeking on their form.
You want to have as much information as possible as you make decisions about the space for your business. With this information, you can factor costs and the time needed for making corrections into your plans. Accessibility requirements take many business owners moving into existing buildings by surprise. Our recommendation is that you consult with an architect early in your planning process. We encourage you and your architect to come in for an early consult meeting, to make sure we are all on the same page about what is required and how you plan to meet the requirements. Also note that for existing buildings, Minnesota State Building Code accessibility requirements may be less restrictive than federal ADA requirements. You should be aware of ADA requirements and factor those requirements into your decision-making when planning your project. Your architect can assist with understanding ADA requirements.
An architect can help you select the best site for your business and your budget. If your project will include any changes to the building or its systems or if you are changing the use of the building or space, Minnesota statutes likely require that an architect design the work. Consider involving an architect early in your planning.
These are just a sample of the details your architect and Construction Services will need.
- What is the building’s construction type (rated or unrated wood, rated or unrated non-combustible, heavy timber)?
- How many stories are in the building?
- What is the distance from the lowest exterior grade to the level of the first floor above grade?
- What is the size and area of each level of the building, including the basement?
- What is the total area of the building?
- What is each level of the building to be used for?
- What is the size of each room in the building?
- What is the use of the building overall?
- What is the use of each space in the building?
- Does the building have the required number of exits?
- How many accesses to the building’s exit to the exterior are there from each space and each level of the building?
- Are stairways enclosed with walls and doors, or are the levels open to each other?
- What is the distance from the most remote point on each floor to an exterior exit or an enclosed stair?
- Where are the property lines in relationship to the building?
- Do the exits from the building open onto the same parcel of land that the building is on?
- Are any new windows or doors proposed?
- Does the building have a fire alarm system?
- Are any changes planned for the mechanical system?
- Are new mechanical exhaust openings needed?
- Are openings needed between the levels of the building for the mechanical system?
- Is cooking of any kind part of the planned use of the building? If so, what type of cooking?
- Is there an existing kitchen hood, what type of hood?
- Is there an existing grease trap?
A few more things to keep in mind:
- If food preparation is part of your business, you will very likely need a commercial kitchen hood, and you may need a fire suppression system in the hood. You may also need an exterior grease trap. Learn the requirements and costs before committing to the project. An architect, mechanical engineer and mechanical contractor can help with this.
- After your permits are issued and the work is inspected and approved, you will need a new or revised Certificate of Occupancy. Your inspector will initiate this for your.
- You will need a fire operational permit from the Duluth Fire Marshal’s office before you can operate your business in the building or space. Call the Fire Prevention Office at 218-730-4380.
- You might need a business license from the Duluth City Clerk’s office. Call the City Clerk’s office at 218-730-5500.
- If you have a kitchen or serve food, you might need inspections and approval from the Minnesota Department of Health.
- WLSSD will determine whether the new use of the building or space will trigger payment of a capacity availability fee. Please visit the WLSSD Capacity Availability Information Handout for more information