From a single-suite office refresh to a full restaurant or salon build-out, we draft commercial tenant improvement sets in Revit — floor plans, electrical/plumbing/mechanical plan-view layouts and ADA-compliant restroom and path-of-travel details — scoped to your landlord's shell and your city's commercial plan check.
A restaurant, salon or office build-out isn't a residential remodel with a different floor plan — it's checked under its own commercial occupancy classification (office space typically falls under Group B, retail under M, a restaurant with seating under A-2), against a separate section of the building code, and against accessibility standards that are stricter, and often broader in scope, than anything a house has to meet. We draft against your specific space's occupancy and your city's commercial plan check requirements from the first floor plan, rather than adjusting a residential layout after the fact. That's part of our broader architectural drafting & design service, applied to a commercial shell instead of a house — and it's a service we run alongside our residential work, not a sideline we're figuring out as we go.
Most tenant spaces come with someone else's history already built into them — a prior restaurant's hood location, an old office suite's leftover partition walls, a ceiling grid that no longer matches the landlord's as-built. Rather than trust an outdated drawing, we scan the actual space with a Matterport 3D scanner and draft existing conditions from that, so the layout we build over it matches what's really there. On the electrical, plumbing and mechanical side, we draft the plan-view documentation a TI set needs — lighting and power plans, plumbing fixture diagrams, HVAC equipment layouts and equipment schedules — and coordinate with the licensed engineer of record for anything that needs stamped calculations, like an electrical service upgrade or HVAC tonnage sizing. We're not a licensed MEP engineering firm and don't represent ourselves as one. Once the drawings are ready, our permit sets & expediting service carries the set through submittal and plan check corrections.
Tenant improvement layouts for offices, retail stores, restaurants, salons and small business spaces — demising walls, interior partitions, reflected ceiling plans and finish plans sized to your specific landlord's shell, not a stock layout.
Lighting and power plans, plumbing fixture diagrams, HVAC equipment layouts and equipment schedules drafted as part of the TI set. Load calculations and engineering beyond basic fixture and equipment placement get coordinated with your licensed MEP engineer — we draft the layout, not the stamped engineering.
Accessible restroom layouts, path-of-travel documentation, and ramp and parking accessibility upgrades drafted to the commercial accessibility standard your space falls under — a stricter, and often different, bar than residential accessibility requirements, especially on an older building the TI is altering.
Kitchen equipment layouts, hood and grease trap locations, wash stations and food-prep area plans for restaurant spaces, and treatment room and wash station layouts for salons — drafted as part of the TI set, with health department or cosmetology board approval handled through their own separate review process.
We walk the existing tenant space or shell, review the landlord's existing conditions, and confirm which commercial occupancy classification and code chapter your build-out falls under before anything gets drawn.
A 3D scan captures the tenant space as it actually sits today — leftover partition walls, ceiling grid, existing MEP rough-ins — so the TI drawings are built over reality instead of an outdated landlord as-built.
Full tenant improvement set drafted in Revit — floor plan, reflected ceiling plan, electrical/plumbing/mechanical plan-view layouts, ADA compliance sheet and finish schedule — coordinated as one set instead of drawn separately.
If the city requires stamped MEP or structural calculations beyond basic layout, we coordinate with the licensed engineer of record and manage plan check corrections until the set is approved.
We draft the plan-view documentation a TI set needs — lighting and power plans, plumbing fixture diagrams, HVAC equipment locations and equipment schedules. For anything that requires stamped calculations — an electrical service upgrade, HVAC tonnage sizing, plumbing line sizing beyond basic fixture placement — that work gets coordinated with a licensed MEP engineer. We're not a licensed engineering firm, and we'll tell you upfront if your project's scope needs one rather than assume a basic layout is enough.
Yes, often significantly. Commercial spaces get checked against accessibility requirements for the path of travel from parking to the entrance, accessible restroom clearances and fixtures, and — on an existing building being altered — bringing the path to the area you're altering up to current code as part of the same permit, even if your TI doesn't touch that path directly. Older commercial buildings frequently need accessibility corrections as part of a TI for this reason. We draft to your space's specific requirement rather than assume a generic checklist covers it, and a certified access specialist (CASp) inspection is sometimes required separately by your city or landlord — that's a certified inspection we can point you toward, not something we perform ourselves.
We draft the layout — kitchen equipment plans, hood and grease trap locations, wash stations, and treatment room and wash station layouts for a salon — as part of the TI set. Final approval for food service or cosmetology-related items goes through the county health department or the state licensing board's own review, which is separate from building plan check. We draft the space to support that review, but we're not the ones issuing that approval, and we'll say so rather than imply we manage that relationship end to end.
Residential or commercial, drafting or Title 24 — send a few details and we'll follow up with next steps and a free quote.
(408) 676-8747
Sunny Drafting & Design